Mills River public meetings in 2025

Town Council

The council will open with a call to order by Mayor Gonce. A round‑table discussion will be held with the Town Manager and Planning Director about the Unified Development Ordinance (UDO) project. The meeting will include a work session focused on the UDO project. No other agenda items are listed.

• Round‑table discussion on the UDO project with Town Manager and Planning Director
• Work session focused on the UDO project

Town Council

The Town Council will discuss whether to submit a Helene Recovery Fund PARTF grant application to rebuild and upgrade the damaged kayak/boat launch and parking area. Two project scopes are presented: a full $614,600 design that adds ADA access, expanded parking, picnic areas and a rain garden, and a reduced $468,300 design that minimizes the flood‑way footprint. The grant requires a 50/50 match, with an application deadline of January 28, 2026 and award anticipated in March 2026. A separate discussion on Blue Ridge ABC is also on the agenda.

• Decision on pursuing PARTF Helene Recovery Fund grant for kayak launch reconstruction (full $614,600 or reduced $468,300)
• Proposed ADA‑accessible launch, expanded parking, picnic area, concrete yard games, and flood‑resilient rain garden
• Application deadline: January 28, 2026; award expected March 2026, with a 50% town match
• Option 1: full project cost $614,600; Option 2: minimized floodway footprint cost $468,300
• Blue Ridge ABC discussion item

Town Council

The Town Council will consider several resolutions, including designating HomeTrust Bank as an official depository for a procurement card program. The meeting includes a presentation on the Unified Development Ordinance (UDO) and an audit presentation.

• Resolution 2025-40: Authorizing HomeTrust Bank as an official depository
• Resolution 2025-41: Approval of Young Offices as sole source vendor for Town Hall offices upfit
• Ordinance 2025-25: FEMA Budget Amendment
• Resolution 2025-42: Donation of surplus equipment to Mills River Elementary
• UDO presentation by Michael Malecek, Chad Meadows, and Karen Mallo

Planning Board

The Planning Board is reviewing the town's current nuisance ordinance to determine necessary updates. Staff will present research on enforcement best practices, notice requirements, and abatement procedures from other jurisdictions.

• Discussion on nuisance ordinance administration and enforcement
• Review of junked, abandoned, and nuisance vehicle removal procedures
• Analysis of nuisance abatement and civil penalty best practices
• Unified Development Ordinance Project update

The Planning Board unanimously approved the meeting agenda and the draft minutes from the November 4, 2025 meeting. No substantive policy actions were taken; the board continued discussion of the nuisance ordinance and announced a public input meeting on December 10. The meeting was adjourned at 8:53 p.m.

• Approved agenda (unanimous verbal assent)
• Approved November 4 minutes (unanimous verbal assent)
• Adjourned meeting at 8:53 p.m. (unanimous verbal assent)

Land Preservation Committee

The Land Preservation Committee will open the meeting, approve the agenda and minutes from the July 1, 2025 meeting, and receive staff and public updates. After board comments, the committee will discuss options for community engagement to encourage applications to the land preservation program. No old business is listed.

• Approval of agenda
• Approval of July 1, 2025 meeting minutes
• Staff updates
• Public comment period
• Discussion of engagement options to encourage land preservation applications

Town Council

The Town of Mills River is asking the Town Council to provide direction on two street lighting matters: investigating new locations for lights and converting old fixtures to energy-efficient LEDs. The Town currently spends approximately $1,540 per month on electricity for 80 streetlights.

• Discussion on adding street lighting at South Mills River Road and Boylston Highway (NC-280)
• Review of costs to convert 55 high-pressure sodium fixtures to LED lights
• Town pays $1,540 per month for street lighting electricity usage
• Street lighting identified as a core service allowing Mills River to incorporate as a municipality
• Staff report presented by Planning Director Michael Malecek

Town Council

The Town Council voted to deny Annex 25‑01, a 77.28‑acre parcel proposed by Big Hills Construction, after a public hearing. The council also adopted Resolution 2025‑35 to join the C‑PACE program and approved Resolution 2025‑36 for the Wex Card piggyback contract. Additional items approved include a contract extension with Optimum for internet service and on‑call engineering services contracts.

• Denial of Annex 25‑01 (77.28‑acre parcel) for Big Hills Construction
• Adoption of Resolution 2025‑35 to join the C‑PACE program
• Adoption of Resolution 2025‑36, Wex Card piggyback contract
• Approval of contract extension with Optimum for internet service
• Approval of on‑call engineering services contracts

Planning Board

The Planning Board will review staff research and examples from other jurisdictions to determine which prohibitions and provisions should be included in an amended nuisance ordinance. The board is also reviewing the Hazard Prevention Ordinance and the Unified Development Ordinance project.

• Discussion on Nuisance Ordinance amendments including outdoor storage, junk vehicles, and tall grass
• Overview of Hazard Prevention Ordinance
• Unified Development Ordinance (UDO) project update
• Review of code enforcement procedures and courtesy warnings

The Planning Board approved the meeting agenda after a motion by Jim Foster, seconded by Mike Cole, with unanimous verbal assent. The Board then approved the draft minutes from the October 7, 2025 meeting after a motion by Foster, seconded by Jennie Sealey, also by unanimous verbal assent. The meeting was adjourned at 9:16 p.m. following a motion by Jennie Sealey, seconded by Jim Foster, with unanimous verbal assent. No other substantive actions were decided at this meeting.

• Approved agenda (unanimous verbal assent)
• Approved October 7 minutes (unanimous verbal assent)
• Adjourned meeting at 9:16 p.m. (unanimous verbal assent)

Town Council

The Town Council will hold public hearings regarding a property annexation request and the adoption of the C-PACE program. The meeting also includes a review of year-to-date tax collections and approval of engineering service contracts.

• Public hearing for annexation request Annex 25-01 (Big Hills Construction, LLC: The View Estates)
• Public hearing to join the Commercial Property Assessed Capital Expenditure (C-PACE) program
• Approval of On-Call Engineering Services Contracts
• Tax Collector report showing 2025 property tax collections of $810,389.17
• Agricultural Advisory Committee update regarding a Hazard Prevention Ordinance

Agricultural Advisory Committee

The Agricultural Advisory Committee approved the minutes from the September 19, 2025 meeting, reviewed the Hazard Prevention Ordinance that the Town Council passed on October 6, 2025, and answered staff questions about the ordinance. No new business was introduced.

• Hazard Prevention Ordinance passed by Town Council on October 6, 2025
• Approval of September 19, 2025 meeting minutes
• Staff presented FAQ on the Hazard Prevention Ordinance for agriculture
• No new business items were presented
• Committee adjourned at 9:50 AM

The Agricultural Advisory Committee approved the minutes from the September 19, 2025 meeting. It also passed a unanimous request that relevant staff attend future committee agenda items, such as the Hazard Prevention Ordinance discussion. The meeting was then adjourned.

• Approved September 19, 2025 minutes (unanimous verbal assent)
• Requested staff attendance at agenda items (unanimous verbal assent)
• Adjourned meeting (unanimous verbal assent)

Board of Adjustment

The Board will approve the agenda and minutes, elect a chair and vice chair, and adopt revised rules of procedure and the 2025 meeting schedule. The primary substantive item is a Minor Special Use Permit (SUP-25-02) for the Blue Ridge Humane Society to establish its headquarters and animal shelter on 353 Banner Farm Rd and an adjacent vacant parcel, a use not listed in the Light Industrial (MR-LI) zoning district. The board will determine if the proposed use meets the required zoning findings and standards.

• Minor Special Use Permit SUP-25-02 for Blue Ridge Humane Society headquarters and animal shelter at 353 Banner Farm Rd and adjacent vacant parcel (PIN 9631823883)
• Election of Board Chair (Bert Lemkes) and Vice Chair (Linda Bregartner)
• Adoption of modified Rules of Procedure
• Adoption of the 2025 Board of Adjustment meeting schedule
• Approval of agenda and minutes from February 11, 2025

The Board of Adjustment approved the February 11, 2025 minutes, heard public comment, and reviewed a Minor Special Use Permit (SUP-25-02) for the Blue Ridge Humane Society's new headquarters and animal shelter. No vote tally or outcome for the permit request was recorded in the minutes.

Planning Board

The Planning Board will review the Town's current nuisance ordinance following a request from Town Council. Staff will present research on code enforcement best practices and seek direction on updating standards for residential, business, and construction properties.

• Review and discussion of Nuisance Ordinance
• Discussion of UDO Annotated Outline, Concept Zoning Map, and Zoning Districts

The Planning Board approved agenda changes and the September 9 minutes by unanimous verbal assent. The board reached consensus to keep the Unified Development Ordinance (UDO) as a standing agenda item and to add a review of the Hazard Prevention Ordinance for flood mitigation to the next meeting agenda. They also requested that the staff send the Nuisance Ordinance presentation to the board.

• Motion to move Public Comment before Board Comments passed by unanimous verbal assent
• Motion to approve agenda with changes passed by unanimous verbal assent
• Motion to approve September 9, 2025 minutes passed by unanimous verbal assent
• Consensus to keep the UDO as a standard agenda item on future meetings
• Consensus to add a Hazard Prevention flood‑mitigation review to the next agenda
• Board requested staff send Mr. Webb’s Nuisance Ordinance presentation to the board
• Motion to adjourn the meeting passed by unanimous verbal assent

Town Council

The Mills River Town Council held a continued public hearing on the Hazard Prevention Ordinance. Staff presented three ordinance options: limited government uses, general government uses, and general government uses with an agricultural exemption. The Planning Board had previously voted unanimously to recommend approval of the ordinance. Council will decide which option, if any, to adopt.

• Public hearing on Hazard Prevention Ordinance (continued from Oct. 2, 2025)
• Three ordinance options presented: limited government, general government, and general government with agricultural exemption
• Planning Board recommendation (unanimous vote on Sep. 9, 2025) to approve the ordinance
• Notice of hearing published in the Hendersonville Lightning on Sep. 17 and Sep. 24, 2025
• Potential adoption of Ordinance No. 2025-23

Town Council

The Mills River Town Council will hold a public hearing on the Floodplain Hazard Prevention Ordinance, with staff presenting the final draft and a Planning Board recommendation for approval. The council will also consider RV/Camper occupancy restrictions and a resolution for the NC C-PACE program. An Agricultural Advisory Committee recommendation opposing the current Floodplain Ordinance was presented unanimously. The consent agenda includes approval of the Tax Collector report.

• Public Hearing for the Floodplain Hazard Prevention Ordinance (presented by Michael Malecek)
• Consideration of RV/Camper Occupancy restrictions (presentation by Michael Malecek)
• Consideration of NC C-PACE Program Resolution (presentation by Matthew McKirahan)
• Agricultural Advisory Committee recommendation to reject the Floodplain Ordinance as presented
• Consent agenda: approval of the Tax Collector Report

Town Council

The Town Council is meeting to determine the date for the November business meeting. Staff has requested guidance on whether to keep the November 13 date or move it to November 6 or November 20.

• Discussion of rescheduling the November 13 meeting to November 6 or November 20

Town Council

The Mills River Town Council approved the Certificate of Sufficiency for Annexation request ANNEX‑25‑01 covering the Big Hill Construction Forge Ridge property. It adopted Resolution 2025‑30 to hold a public hearing on the annexation on October 23, 2025. The council also adopted Ordinance 2025‑22 updating park playground rules, reappointed Jason Davis to the Agricultural Advisory Committee, and adopted Resolution 2025‑31 to accept donated goods.

• Acceptance of Certificate of Sufficiency for Annexation request ANNEX‑25‑01 – Big Hill Construction, Forge Ridge property
• Adoption of Resolution 2025‑30 setting a public hearing for the annexation on October 23, 2025
• Adoption of Ordinance 2025‑22 updating park playground rules
• Reappointment of Jason Davis to the Agricultural Advisory Committee for a two‑year term
• Adoption of Resolution 2025‑31 accepting donated goods

Agricultural Advisory Committee

The Agricultural Advisory Committee will discuss the draft Floodplain Ordinance, reviewing staff reports and a presentation from the September 28 Council Business Meeting. The committee will also consider the proposed widening of 191 Road. No new business items are on the agenda.

• Approval of minutes from the May 16, 2025 regular meeting
• Draft Floodplain Ordinance – staff report, presentation, and discussion (Sept 28)
• 191 Road widening – proposal review

The Agricultural Advisory Committee approved the minutes from the May 16, 2025 meeting. It voted to recommend that the Town Council reject the Floodplain Ordinance as presented because it lacks a clear agricultural exemption. It also recommended that the Council retain the five‑lane expansion plan for Highway 191 rather than revisit the widening. All motions passed unanimously by verbal assent.

• Approved May 16, 2025 minutes (unanimous verbal assent)
• Recommended Council reject Floodplain Ordinance as presented (unanimous verbal assent)
• Recommended Council retain five‑lane Highway 191 expansion plan (unanimous verbal assent)
• Adjourned meeting at 9:50 am (unanimous verbal assent)

Planning Board

The Board will present and discuss the draft Floodplain Hazard Prevention Ordinance, outlining its statutory authority and consistency with the Making Mills River 2040 plan, and will recommend approval to Town Council. A training video on legal considerations for rezoning will be shown with cameras and microphones turned off. No public comments were received during the meeting.

• Review and recommendation of the Floodplain Hazard Prevention Ordinance draft
• Training video on legal considerations for rezoning (viewing restrictions applied)
• Staff update on upcoming public hearings for Future Land Use Map amendment and Subdivision Ordinance Section 153.026 clarification
• Discussion of Subdivision Ordinance amendments (landscape buffers, walking trails, farmland preservation, stream setbacks)
• No public comments submitted

The board approved its agenda and the minutes from the August 5 meeting by unanimous verbal assent. It then adopted the Floodplain Hazard Prevention Ordinance as written, also by unanimous verbal assent. No other business was taken up.

• Approved agenda (unanimous verbal assent)
• Approved minutes from August 5, 2025 meeting (unanimous verbal assent)
• Adopted Floodplain Hazard Prevention Ordinance (unanimous verbal assent)

Town Council

The Town Council will receive a presentation on the 2025 tax billing cycle and a draft of a revised personnel policy. The personnel policy updates include emergency authority and pay changes following Hurricane Helene.

• 2025 Tax Rate maintained at $0.17 per $100 ($0.10 for Fire & Rescue, $0.07 for Town)
• Proposed personnel policy updates regarding emergency pay and 40-hour workweeks
• Proposed update to vacation and sick leave accruals to mirror state rates
• New 2025 tax bill format featuring a QR code for online payments
• Proposed requirement for new hires to submit to SBI background checks

Town Council

The Town Council will discuss a multi-year communications contract to replace phasing-out copper phone lines. The body will also consider updates to playground park rules and an appointment to the Planning Board.

• 3-year communications contract with Anders Communications for Intermedia Unite
• Public hearing for Floodplain Ordinance adoption set for October 2
• Consideration of Ordinance 2025-22 regarding Playground Park Rules
• Appointment to the Planning Board for a two-year term ending September 4, 2027
• Emergency Management update presentation by Matthew McKirahan and Scott Burnette

Town Council

The Town Council will discuss a Purchasing Policy amendment and the appointment of a member to the Planning Board. The body is also reviewing several administrative contracts and a modification to a storm debris lease.

• Adoption of Purchasing Policy amendment and Resolution 2025-29
• Appointment to the Planning Board for a two-year term ending 08/28/27
• Approval of Memorandum of Understanding with NCLM for Debt Set-off
• Approval of multi-year copier lease contract
• Approval of modification to Storm Debris Lease with Henderson County

Town Council

The Town Council will receive updates on Hurricane Helene recovery projects and FEMA reimbursements. Staff also recommends formally initiating a text amendment to the town code to establish a new floodplain management ordinance.

• FEMA reimbursement approved for $16,133.81 for emergency measures
• Proposed tennis court replacement and mitigation estimated at $508,310
• Proposed baseball field drainage replacement estimated at $178,978
• Proposed new Title XVII Floodplain Management ordinance to limit fill and land use in Special Flood Hazard Areas
• Sewer pump station replacement cost of $7,521.81

Town Council

The Mills River Town Council will discuss traffic issues on state roads and options for filling advisory board vacancies. Staff will present a traffic schedule and speed limit review, including complaints about speeding and truck noise near Boylston Highway (NC-280). The Council will also consider three options to standardize the process for appointing members to advisory boards and committees.

• Traffic schedule and speed limit review on state roads, including NC-280 (Boylston Highway)
• Complaints about truck compression brake noise near NC-280
• Three options proposed for standardizing advisory board appointment process: in-person interviews, application review panel, or hybrid approach
• Potential ordinance changes for Town Center Drive traffic regulations
• Planning Board vacancy to be addressed with immediate direction sought

Town Council

The Town Council will hold public hearings regarding a Future Land Use Map amendment, a Subdivision Ordinance amendment, and economic incentives for Project Sweet Tater. The body will also consider resolutions supporting AdventHealth expansion and the disposal of surplus personal property.

• Public Hearing for TXT-25-02, Future Land Use Map amendment
• Public Hearing for TXT-25-03, Subdivision Ordinance Amendment
• Public Hearing for Economic Incentives for Project Sweet Tater
• Resolution 2025-22: Memorandum of Understanding with Henderson County for Fire Inspection services
• Resolution 2025-28: Support for AdventHealth Hendersonville’s Certificate of Need application

Planning Board

The Planning Board will conduct an informal review and discussion of the Subdivision Ordinance. The meeting also includes a training video regarding legal considerations for rezonings.

• Informal review and discussion of Subdivision Ordinance
• Training video on legal considerations for rezonings

The Planning Board unanimously approved the meeting agenda and the draft minutes from the June 17, 2025 meeting. The board then adjourned the meeting at 7:42 p.m. No other motions or policy decisions were taken; the remainder of the session consisted of staff updates and informal discussion of the subdivision ordinance.

• Approved agenda (unanimous verbal assent)
• Approved June 17, 2025 minutes (unanimous verbal assent)
• Adjourned meeting at 7:42 p.m. (unanimous verbal assent)

Town Council

The Town Council will review the 2024 property tax settlement statement. The body is also considering a resolution to authorize the Tax Collector to collect taxes for the 2025 tax year.

• Review of 2024 Property Tax Settlement showing a 99.55% collection rate
• Adoption of Resolution 2025-21 to authorize the 2025 Tax Collector Charge
• Confirmation of 2025 tax rate of $0.17 per $100 valuation

Land Preservation Committee

The committee will elect a Chair and Vice Chair and adopt its 2025 annual meeting schedule. Members will also review the committee's charter, rules of procedure, and draft program documents.

• Election of Committee Chair and Vice Chair
• Adoption of 2025 Annual Meeting Schedule
• Review of Land Preservation Committee Charter and Rules of Procedure
• Review of Draft Land Preservation Program Documents

The Land Preservation Committee elected Mike Cole as Chair (3-1 vote) and James Cantrell as Vice‑Chair (unanimous). The 2025 meeting schedule was adopted unanimously. The meeting was then adjourned by unanimous consent.

• Elected Mike Cole as Chair (3-1 verbal vote)
• Elected James Cantrell as Vice‑Chair (unanimous verbal assent)
• Adopted 2025 meeting schedule (unanimous verbal assent)
• Adjourned meeting (unanimous verbal assent)

Town Council

The Town Council will meet to receive a status update on FEMA projects located on Town property. The meeting includes a closed session to discuss business expansion and economic development incentives.

• FEMA project status update on Town property
• Closed session regarding industry location, expansion, and economic development incentives

Town Council

The Town Council will discuss strategic planning goals and vote on a new pay classification plan. The body is also deciding on a cash flow loan program and budget amendments for sales and use tax refunds.

• Resolution 2025-17: Adoption of updated Pay Classification Plan
• Ordinance 2025-18: FY 2025-2026 Budget Amendment for Sales and Use Tax Refunds
• Resolution 2025-19 and Ordinance 2025-17: NC Cashflow Loan Agreement and Grant Project Ordinance
• Public hearing scheduling for August 14 regarding Future Land Use Map (TXT-25-02) and Subdivision Ordinance (TXT-25-03) amendments
• Resolution 2025-18: Authorization to participate in the North Carolina Debt Setoff Program

Planning Board

The Planning Board is considering amendments to the Future Land Use Map and the Town's subdivision ordinance. These changes aim to better align land use designations with current uses and close a loophole regarding the location of common areas in developments.

• TXT-25-02: Future Land Use Map amendment to accommodate industrial uses along School House Road
• TXT-25-02: Reclassification of areas west of Old Turnpike Road to Rural Agricultural
• TXT-25-02: Reclassification of areas near Butler Bridge Road and NC-191 to Mixed Residential
• TXT-25-03: Subdivision Ordinance amendment to require common and recreation areas to be within a development
• Informal review and discussion of the Subdivision Ordinance (Part 1)

The board approved its agenda and the May 6 minutes by unanimous verbal assent. It then voted 7‑0 to recommend approval of the Future Land Use Map amendment (TXT‑25‑02) and also 7‑0 to recommend approval of the Subdivision Ordinance amendment (TXT‑25‑03). No formal action was taken on the informal subdivision ordinance review, and the meeting was adjourned by unanimous verbal assent.

• Approved agenda – unanimous verbal assent
• Approved May 6 minutes – unanimous verbal assent
• Approved Future Land Use Map amendment (TXT‑25‑02) – 7/7 vote
• Approved Subdivision Ordinance amendment (TXT‑25‑03) – 7/7 vote
• Adjourned meeting – unanimous verbal assent

Town Council

The Town Council will conduct a public hearing for the 2025-2026 fiscal year budget. The body will also consider budget amendments for an accessible playground, fire tax collections, and salary adjustments.

• Budget Hearing for FY 2025-2026
• Ordinance 2025-10: Budget amendment for Capital Outlay Accessible Playground
• Ordinance 2025-15: Budget amendment for Fire Tax Collections
• Ordinance 2025-16: Budget amendment for Salary Adjustments
• Agricultural Advisory Committee recommendations on Floodplain Ordinance and Hwy 191 median

Town Council

The Town Council will review a draft floodplain ordinance presented by Planning Director Michael Malecek. The body is seeking input on regulatory limits for the ordinance, which would specifically limit fill in Special Flood Hazard Areas.

• Discussion of draft floodplain ordinance limits for Special Flood Hazard Areas
• Review of requirements for no-rise certification for structures or fill in the floodplain
• Discussion of petroleum and chemical tank anchoring and floodproofing requirements
• Review of variance caps for fill based on Base Flood Elevation (BFE)

Town Council

The Town Council will discuss proposed fee increases for planning and zoning services for the 2026 fiscal year. The body will also review a draft Capital Improvement Program for FY 26-31, which includes infrastructure and park expansions.

• Proposed Planning and Zoning fee increases, including vested rights permits ($250 to $500) and annexation requests ($500 to $750)
• Creation of new fees: Stormwater device inspection ($75), ABC permit request ($75), and Change of Use zoning permit ($50)
• Draft FY 26-31 Capital Improvement Plan featuring a new maintenance facility ($150,000 in FY 26; $2.5M in FY 27)
• Proposed FY 26 expenditures for Unified Development Ordinance ($155,975) and Land Preservation ($500,000)
• Future project forecasting for Mills River Valley Trail construction estimated at $6,000,000

Town Council

The Mills River Town Council will meet to approve routine minutes and tax-related items, reappoint a Planning Board member, and adopt resolutions on minimal tax under/overpayments. The council will also hear updates on the airport, a Haywood Road median discussion, and a strategic planning vision.

• Reappoint Lisa Marino to the Planning Board for a two-year term
• Adopt Tax Resolutions 2025-12 & 2025-13 on minimal tax under/overpayments
• Adopt Ordinance 2025-09, Capital Project Ordinance for Pavilion Capital Project Fund
• Consider Resolution 2025-14 on Haywood Road median with MPO and NCDOT
• Adopt Strategic Planning Vision, Mission, and Values

Agricultural Advisory Committee

The Mills River Agricultural Advisory Committee will approve minutes from its February 21 meeting, discuss proposed floodplain ordinance regulations (including draft minutes and staff report from the May 8 Council meeting), and nominate a committee member to the Land Preservation Committee.

• Floodplain Ordinance discussion with May 8 Council meeting materials
• Nomination of an Agricultural Advisory Committee member to the Land Preservation Committee
• Committee composition: five members with two-year terms from planning board, agricultural committee, parks board, council, and at-large resident

The Agricultural Advisory Committee approved its February 21 minutes and unanimously recommended that agriculture remain exempt from floodplain restrictions, allowing fill and imposing a five‑year PUV loss penalty if sold for commercial use. The committee also nominated Kirby Johnson to the Land Preservation Committee and advised the Council to reject the proposed median on the US‑191 expansion. The meeting was adjourned at 10:00 am.

• Approved February 21, 2025 minutes (unanimous verbal assent)
• Recommended agriculture stay exempt, allow floodplain fill, impose 5‑year PUV loss penalty (unanimous verbal assent)
• Nominated Kirby Johnson to Land Preservation Committee (unanimous verbal assent)
• Recommended Council reject median in US‑191 expansion (unanimous verbal assent)
• Adjourned meeting at 10:00 am (unanimous verbal assent)

Town Council

The Town Council will hold a work session to review the Town Manager's proposed budget for fiscal year 2025-2026. The session will focus on departmental line-item proposals for revenue and expenditures. No votes or decisions are scheduled; this is a discussion and review meeting.

• Review of ad valorem taxes (property taxes) projected at $3,735,302 for FY 2025
• State shared revenues projected at $1,541,001 for FY 2026
• Proposed administration salaries and wages of $365,892 for FY 2026
• Capital reserve fund interfund transfer of $392,364
• Grant funds for park projects proposed at $120,000

Town Council

The Town Council will discuss the proposed budget for Fiscal Year 2026. The body is also deciding on health insurance benefits and the adoption of a hazard mitigation plan.

• FY 26 Proposed Budget presentation
• Resolution 2025-11: ancillary health insurance benefits for FY 26
• Resolution 2025-10: South Mountains Hazard Mitigation Plan
• Ordinance 2025-07: FY 24-25 Budget Ordinance Amendment
• Ordinance 2025-08: Grant Project Ordinance amendment increasing FEMA disaster response funds by $247,255

Town Council

Town Council will review a draft floodplain ordinance focused on limiting fill in Special Flood Hazard Areas. The body will also receive a presentation on various state House and Senate land use bills that may impact the town.

• Discussion of draft floodplain ordinance regarding fill limits in Special Flood Hazard Areas
• Review of state land use bills including HB 24, HB 253, and SB 137 regarding down-zoning authority
• Presentation on HB 627 and SB 495 regarding Accessory Dwelling Units
• Discussion of SB 291 regarding Short-Term Rentals
• Review of HB 369 regarding parking lot reform

Planning Board

The Planning Board will discuss amending the Future Land Use Map to establish an Industrial & Employment cluster along School House Road and adjust the Community Center district. The board will also identify a member to serve on the Land Preservation Committee.

• Future Land Use Map Amendment TXT-25-02 regarding School House Road and Old Turnpike Road
• Appointments for the Land Preservation Committee
• Discussion of S.L. 2024-57 regarding Local Government Down-zoning Prohibition
• Discussion of potential Subdivision Ordinance Amendments
• Introduction of attorney Mack McKeller of Ecusta Law Group / McKeller Wall P.C.

The Planning Board unanimously approved the agenda and the minutes from the April 1 meeting. It also approved a text amendment to Section 153.026 of the Code of Ordinances, changing “or” to “and” in the definition of “common area.” The board voted to move the June 3 regular meeting to June 17 and then adjourned the session.

• Approved agenda with additions (unanimous verbal assent)
• Approved April 1 minutes (unanimous verbal assent)
• Approved text amendment to § 153.026 definition of “common area” (unanimous verbal assent)
• Changed June meeting date from June 3 to June 17 (unanimous verbal assent)
• Adjourned meeting at 8:55 p.m. (unanimous verbal assent)
• No action taken on attorney introduction
• No action taken on Rusty Darnell introduction
• No action taken on Mills River Crossing discussion

Town Council

The Town Council will discuss the land preservation program established in December 2023 and consider making appointments to a five-member land preservation committee. The program rollout was delayed after the former town manager left. Staff will present an overview and next steps.

• Discussion of land preservation program and next steps
• Council to consider appointments to a five-member committee with representatives from Planning Board, Agricultural Advisory Board, Parks & Recreation Board, Town Council, and an at-large resident

Town Council

The Town Council will hold a public hearing on a proposed comprehensive plan amendment (TXT-25-01). They will also consider non-profit support requests and receive a presentation from the Mills River Fire Department. Consent agenda items include approval of an audit contract, a joint venture agreement for Mills River Day, and budget amendments for Hurricane Helene volunteer appreciation and fire tax collections.

• Public hearing on TXT-25-01 Comp Plan Amendment
• Non-Profit Support Requests presentation and possible action
• Approval of audit contract with Gould Killian CPA Group
• Approval of Joint Venture Agreement for Mills River Day (Resolution 2025-09)
• Approval of budget amendment for Mills River Fire & Rescue fire tax collections

Town Council

The Mills River Town Council will hold a public hearing on a proposed moratorium on non-residential development in flood plains and consider adopting an associated ordinance. The consent agenda includes allocating ABC revenue funds to non-profits, amending the non-profit funding policy, and approving a memorandum of understanding with Henderson County Public Schools regarding fine and forfeiture collections. The council will also receive presentations from AgHC and NCDOT.

• Public hearing on Moratorium on Non-Residential Development in Flood Plain and adoption of Ordinance 2025-__
• Adoption of Resolution 2025-05 allocating ABC revenue funds for non-profit support requests
• Adoption of non-profit policy amendment to comply with state law
• Adoption of Resolution 2025-07 authorizing MOU with Henderson County Public Schools for fines/forfeiture collections
• Approval of Budget Amendment 2024-2025 and adoption of Ordinance 2025-__ for special revenue fund

Town Council

This business meeting includes discussions on two main items: a proposed $6,000 budget for a Hurricane Helene Volunteer Appreciation Event and a potential request to be added to a local bill (SB 130) to change municipal election filing dates. No formal votes are scheduled; both items are for council deliberation and possible future action.

• Staff requests $6,000 budget for Volunteer Appreciation Event honoring Helene distribution pod volunteers, with $20 in concession tokens and a gift per volunteer, to be held during Movie in the Park on June 14
• Discussion on adding Mills River to SB 130, a local bill by Senator Moffitt that would move the town's municipal election filing period from December back to July

Planning Board

The Planning Board will review and decide on a major subdivision application for Mills River Crossing Phase 4, adding 19 single-family lots on 17 acres at 6100 Boylston Highway. The same proposal was denied in 2022 due to non-compliance; a related variance for pedestrian facilities was also denied and a court petition was filed but not pursued. Staff now finds the plan compliant with all subdivision standards, including sidewalks and stormwater controls.

• Major Subdivision M-22-01: Mills River Crossing Phase 4 – 19 new single-family lots on 17 acres at 6100 Boylston Highway
• Proposed road extension of Milana Drive and new road Brookside Bend Lane with concrete sidewalks on both sides
• Developer to provide pedestrian trail on a separate parcel across Boylston Highway connecting to Phase 3
• Previous denial in June 2022; variance for pedestrian facilities denied by Board of Adjustment in August 2022; court petition filed but no further action
• Staff report finds plan compliant with road, lot size, watershed, stormwater, erosion control, water/septic, and pedestrian facility requirements

The Board unanimously approved the agenda and the draft minutes from prior meetings. After staff updates and public comment, the Board voted to table the consideration of Major Subdivision M‑22‑01 (Mills River Crossing Phase 4) until the May 6, 2025 meeting. The meeting was then adjourned by unanimous verbal assent.

• Approve agenda (unanimous verbal assent)
• Approve draft minutes from Feb 26 2025 and Mar 4 2025 meetings (unanimous verbal assent)
• Table Major Subdivision M‑22‑01 – Mills River Crossing Phase 4 until May 6 2025 (unanimous verbal assent)
• Adjourn meeting (unanimous verbal assent)

Town Council

The Town Council will hear a presentation from Tax Collector Kristen Rintoul on delinquent tax collection, including legal processes, timelines, and enforcement options. The agenda also includes discussion of potential future agenda items and a closed session to consider qualifications of a public officer or employee. No votes or decisions are listed; the meeting is primarily informational.

• Tax Collector Kristen Rintoul presents delinquent tax collection overview, including tax liens, enforced collections, and scenarios
• Closed session under N.C.G.S. 143-318.11(a)(6) for personnel qualifications and conditions of employment
• Discussion of potential future agenda items

Town Council

The Mills River Town Council holds a regular meeting on March 27, 2025, with a light agenda. The consent agenda covers approval of previous meeting minutes. The regular agenda consists entirely of presentations from the Henderson County Sheriff's Office and the Henderson County Partnership for Economic Development. No public hearings, ordinances, or votes on policy changes are scheduled.

• Approval of minutes from March 13, 2025 regular and business meetings
• Presentation by Henderson County Sheriff's Office
• Presentation by Henderson County Partnership for Economic Development (Brittany Brady)

Town Council

The Town Council will discuss code enforcement successes, challenges, and additional enforcement options, as well as review and provide direction on the non-profits policy adopted in 2007. Potential future agenda items will also be considered. No votes are scheduled; all items are discussion-only.

• Discussion of nuisance/code enforcement, including staff presentation on enforcement successes and challenges
• Discussion and direction on the non-profits policy adopted in 2007
• Discussion of potential future agenda items

Town Council

The Town Council will review regulatory options for a potential floodplain ordinance to limit fill in Special Flood Hazard Areas. The body will also set a public hearing date for a comprehensive plan amendment regarding industrial land use.

• Public hearing for TXT-25-01 Comprehensive Plan Amendment proposed for April 24, 2025
• Discussion of floodplain regulatory options and NFIP model ordinance provisions
• Presentation of Year To Date Tax Collections report by Tax Collector Kristen Rintoul
• Report from Agricultural Advisory Chairman Bert Lemkes

Planning Board

The Planning Board will consider TXT-25-01, a comprehensive plan amendment to resolve an inconsistency about industrial uses in the Community Center future land use district. Staff recommends option #1, which keeps industrial uses as acceptable, citing public input from 2019. The board will also discuss a landscaping ordinance and native plant species.

• TXT-25-01: Amendment to Community Center district description in the Making Mills River 2040 Comprehensive Plan
• Two options: keep industrial uses as acceptable (staff recommendation) or remove them as not desirable
• Discussion of landscaping ordinance and potential incorporation of native plant species
• February 4, 2025 board initiated the amendment after identifying a conflict in the plan's text and chart
• Staff report includes evidence from 2019 public input sessions showing community support for industrial uses in the district

The Planning Board recommended a comprehensive plan amendment (TXT-25-01) to remove industrial uses from the Community Center future land use district, voting 6-1 against staff's recommendation to keep them. The board also directed staff to prepare a draft text amendment to update the landscaping ordinance, including a discussion of native versus invasive plant species.

• Approved comprehensive plan amendment option #2 to remove industrial uses from Community Center district (6-1)
• Adopted statement of consistency for the amendment (Attachment H)
• Directed staff to review current uses and zoning against the future land use map
• Requested draft text amendment to update the landscaping ordinance
• Approved agenda and January 7, 2025 minutes by unanimous consent

Town Council

The Mills River Town Council will discuss and possibly approve one-time appreciation bonuses for staff, review an HR assessment and personnel policy update, and discuss the town's 2025 legislative projects. The consent agenda includes appointing the Town Manager as Interim Finance Director, adopting updated Board of Adjustment rules, and directing the Tax Collector to advertise tax liens.

• Approval of one-time appreciation bonuses for staff (no amount specified)
• HR assessment presentation and consideration of personnel policy update
• Discussion of 2025 legislative projects
• Adoption of Resolution 2025-04 directing tax collector to advertise tax liens
• Appointment of Town Manager as Interim Finance Director effective 03/01/25

Town Council

The Town Council will receive an informational presentation from CodeWright Planners on the Unified Development Ordinance project, including a code diagnosis and stakeholder feedback summary. No action is scheduled; the item is for discussion only. The meeting also includes a closed session for personnel.

• Presentation by CodeWright Planners on UDO project progress and code diagnosis

Planning Board

The Planning Board is holding a special meeting to conduct board training. No other substantive business or public hearings are scheduled.

• Planning Board Training

The Mills River Planning Board held a special meeting on February 26, 2025, with all members present. The only substantive item was a training session conducted by the UDO consultant, Chad Meadows with CodeWright Planners. No decisions were made; the meeting was procedural only.

• Approved agenda as presented (unanimous)
• Adjourned meeting (unanimous)

Agricultural Advisory Committee

The Mills River Agricultural Advisory Committee will hold a regular meeting on February 14, 2025. The agenda includes approval of minutes from January and a special meeting in February, and a discussion of the Floodplain Ordinance (new business). There is no old business.

• Discussion of Floodplain Ordinance (new business)
• Approval of minutes from January 17, 2025 regular meeting
• Approval of minutes from February 7, 2025 special meeting

The Agricultural Advisory Committee voted unanimously to draft a letter to Town Council requesting that the agricultural exemption be maintained and agricultural land in the floodplain be protected as a floodplain ordinance is drafted. Members Lemkes and Shaffer will present the letter at the March 13 Town Council meeting. The committee also approved minutes from previous meetings.

• Approved minutes from January 17 and February 7, 2025 meetings (unanimous)
• Approved drafting letter to Town Council to maintain agricultural exemption and protect ag land in floodplain (unanimous)

Town Council

The agenda for the February 13, 2025, Town Council meeting is purely procedural. It includes only a call to order and a single item for potential future agenda items. No ordinances, contracts, public hearings, or other decisions are listed for discussion or vote.

• Discussion of potential future agenda items

Town Council

The Town Council will discuss the National Flood Insurance Program (NFIP) and the impacts of Session Law 2024-57. The body is also considering a resolution to request a local bill to restore its down-zoning authority.

• Discussion of NFIP and impacts of Session Law 2024-57
• Consideration of Resolution 2025-03 regarding a Local Bill exemption for down-zoning authority
• Affirmation of Tax Collector Kristen Rintoul
• Presentation of Tax Collector Report

Board of Adjustment

The Mills River Board of Adjustment will hold its organizational meeting for 2025. The board will elect a chair and vice chair, review its charter and rules of procedure, and adopt the 2025 meeting schedule. No substantive land-use decisions are on this agenda.

• Election of Chair and Vice Chair of Board
• Review of the charter and adopted Rules of Procedure
• Adoption of 2025 Town of Mills River Meeting Schedule
• Swearing in of new Board member Brad Burton
• Approval of December 10, 2024 minutes

The Mills River Board of Adjustment held an organizational meeting, swearing in new member Brad Burton. The board unanimously elected Bert Lemkes as Chair and Linda Bregartner as Vice Chair, adopted modified Rules of Procedure, and approved the 2025 meeting schedule. No public comment or substantive zoning decisions were made.

• Swore in new Board of Adjustment member Brad Burton
• Approved agenda and December 10, 2024 minutes unanimously
• Elected Bert Lemkes as Chair unanimously
• Elected Linda Bregartner as Vice Chair unanimously
• Adopted modified Rules of Procedure unanimously
• Adopted 2025 Town of Mills River Meeting Schedule unanimously

Agricultural Advisory Committee

The Mills River Agricultural Advisory Committee held a special meeting on February 7, 2025, to discuss the National Flood Insurance Program (NFIP) and its impact on agriculture in floodplains and floodways. After discussion with committee members and town council members present, the committee reached a consensus to recommend against adopting NFIP into Mills River. The meeting adjourned with a unanimous vote.

• Recommended against adopting NFIP into Mills River (consensus)

Planning Board

The Planning Board will consider initiating a comprehensive plan amendment to correct an inconsistency in the Community Center district's future land use description. A special called meeting for board training on February 26 is also proposed. The board will also approve minutes from the January 7 meeting and hear public comment.

• Consider initiating comprehensive plan amendment to resolve conflict: page 30 lists industrial as desirable in Community Center district, but page 31 lists it as not desirable
• Set a special called meeting on February 26 for Planning Board training
• Approval of minutes from January 7, 2025 regular meeting

The Planning Board unanimously approved the agenda and January minutes, and set a special training meeting for February 26, 2025. They reached consensus to initiate a text amendment correcting the Community Center district description by removing 'industrial' from its long-hand definition. No other substantive decisions were made; staff updates and board comments were informational only.

• Approved agenda as presented (unanimous)
• Approved January 7, 2025 minutes (unanimous)
• Initiated text amendment to remove 'industrial' from Community Center district definition (consensus)
• Set special meeting for Planning Board training on February 26, 2025 (unanimous)

Town Council

The Town Council will receive an update on the impact of state bill SB 382 (SL 2024-57) and discuss potential future agenda items. No votes or ordinances are scheduled; the meeting is primarily informational.

• Update on impact of SB 382/SL 2024-57
• Discussion of potential future agenda items

Town Council

The Town Council will hold a public hearing on rezoning R-24-04 and discuss a resolution opposing Senate Bill 382, which limits local zoning authority. The body will also review the 2024 quarter-end financial dashboard and the National Flood Insurance Program application process.

• Rezoning Public Hearing (R-24-04)
• Resolution 2025-01 opposing Senate Bill 382/Session Law 2024-57
• Resolution 2025-02 to approve a Memorandum of Understanding with the French Broad River MPO
• Reappointment of Billy Kimzey to the Planning Board and Eugene Edwards to the Parks, Trails & Rec Committee
• Letter of support for Conserving Carolina’s Mud Creek watershed planning grant

Agricultural Advisory Committee

The Mills River Agricultural Advisory Committee will hold a regular meeting with no old business. The only new business is a discussion of the National Flood Insurance Program, led by Planning Director Michael Malecek. No votes or decisions are scheduled.

• Discussion of National Flood Insurance Program with Planning Director Michael Malecek

The Agricultural Advisory Committee held a regular meeting with no substantive decisions. They discussed the National Flood Insurance Program (NFIP) and its potential impact on agriculture, with plans to continue the discussion at a special meeting on January 31, 2025. The committee approved minutes from previous meetings and adjourned.

• Approved minutes from August 16, 2024 and November 15, 2024 (unanimous)
• Scheduled special meeting for January 31, 2025 to continue NFIP discussion

Town Council

Town Council will discuss whether to join the National Flood Insurance Program (NFIP) to make retroactive assistance available for Hurricane Helene damage. The body will also review the impact of state law Session Law 2024-57 on local down-zoning authority.

• Discussion on joining NFIP and adopting a flood damage prevention ordinance by March 28, 2025
• Review of Session Law 2024-57 regarding property owner consent for down-zoning
• Analysis of how state law affects the Town-initiated Rural Residential rezoning

Town Council

The Town Council will discuss a resolution opposing Senate Bill 382, which limits the zoning authority of local governments. The body will also consider appointments for the Board of Adjustment and the Parks, Trails, & Recreation vacancy.

• Adoption of Resolution 2025-01 opposing Senate Bill 382 regarding local zoning authority
• Appointment of Kristen Rintoul as Tax Collector effective February 1, 2025
• Appointment for Parks, Trails, & Recreation vacancy for a term ending 2027
• Appointment for Board of Adjustment vacancy for a term ending 11/18/2027
• Presentation of the Tax Collector Report

Planning Board

The Planning Board will swear in a new member and elect a Chair and Vice Chair. The board will also adopt its 2025 meeting schedule and discuss priorities for the coming year.

• Swearing in of new member Jennie Sealey
• Election of Chair and Vice Chair
• Adoption of 2025 meeting schedule
• Discussion of Senate Bill 382 / Session Law 2024-57
• Review of Planning Board charter and rules of procedure

The Mills River Planning Board held its organizational meeting, swearing in Jennie Sealey and electing Lisa Marino as Chair (6-1) and Jim Foster as Vice Chair by unanimous consent. The board also approved its 2025 meeting schedule and the November 12, 2024 minutes. No substantive policy decisions were made; discussions on Senate Bill 382 and 2025 priorities were held without action.

• Elected Lisa Marino as Planning Board Chair (6-1)
• Elected Jim Foster as Vice Chair (unanimous)
• Approved 2025 meeting schedule (unanimous)
• Approved draft minutes from November 12, 2024 meeting (unanimous)