On the agenda: Boone Town Council Regular Meeting - September 23, 2026 — data center (Sep 23)

Town of Boone
Town Council
Regular Meeting
5:00 PM Council Work Session
6:00 PM Public Comment and Regular Business
September 23, 2026
Town Council Chambers
1500 Blowing Rock Road
1.

5:00 p.m. Council Work Session

2.

Call to Order

3.

Moment of Silence

4.

Work Session
A.

Discussion Regarding Town-owned Property & Office Space

5.

6:00 p.m. Regular Business Agenda and Public Comment

6.

Announcements

7.

Tentative Agenda Adoption

8.

Public Comment

9.

Approval of Items on Consent Agenda
A.

Approval of Minutes

10. Planning Matters
A.

Consideration of July 27, 2026 Public Hearing Case

11. Council Matters
A.

Update on Town Manager Hiring Process

B.

Discussion Regarding Rental Payments & Minimum Housing Codes

C. Recommendation for the Award of Janitorial Services Agreement
D. Monthly Financial Update
E.

Consideration of amendment to Town Code § 50.291 regarding extension of
water or sewer service to state-owned properties.

F.

Appointment to Historic Preservation Commission

12. Closed Session

Town of Boone

Town Council

September 23, 2026

Page 1 of 42

A.

N.C. Gen. Stat.§ 143-318.11(a)(1), to review, approve, and seal closed session
minutes from Council's prior closed session(s).

B.

N.C. Gen. Stat.§ 143-318.11(a)(3), to consult with the Town Attorney in order to
preserve the attorney-client privilege between the attorney and the Town
Council, and obtain legal advice, consider, and/or give instructions to the
attorney concerning one or more potential legal claims.

C. N.C. Gen. Stat.§ 143-318.11(a)(6), to consider the qualifications, competence,

performance, character, fitness, conditions of appointment, or conditions of initial
employment of an individual public officer or employee or prospective public officer or
employee.

13. Potential Action Following Closed Session
14. Adjournment

Town of Boone

Town Council

September 23, 2026

Page 2 of 42

Town of Boone
Agenda Item Action Request Form
This form must be completed and attached to all supporting documentation for items to be
included in the Town of Boone Council agenda. One (1) form per agenda item.
Submitted By: Hank Perkins, Interim Town Manager
Department: Administration
Contact Phone: 828.268.6200
Email: [email protected]
Date of Council Meeting to consider this item: 9/23/2026

Council Action Requested: For Action
Item Title: Discussion Regarding Town-owned Property & Office Space

Summary of Information: Mr. Perkins will discuss the current and potential use of Townowned properties, including the WYN property, and explore opportunities to utilize
available space to address office and workspace needs for Town employees. Council will
be asked to provide input and direction regarding potential uses of these properties moving
forward.

Page 3 of 42

Town of Boone
Agenda Item Action Request Form
This form must be completed and attached to all supporting documentation for items to be
included in the Town of Boone Council agenda. One (1) form per agenda item.
Submitted By: Nicole Harmon, Town Clerk
Department: Administration
Contact Phone: 828.268.6200
Email: [email protected]
Date of Council Meeting to consider this item: 9/23/2026

Council Action Requested: For Action
Item Title: Approval of Minutes

Summary of Information: Attached for Council's consideration and approval are the
following sets of minutes:
• August 26, 2026, Regular Town Council meeting
• September 9, 2026, Regular Town Council meeting

Page 4 of 42

MINUTES – TOWN COUNCIL
REGULAR MEETING
AUGUST 26, 2026
CALL TO ORDER
A regular meeting of the Boone Town Council was called to order at 5:00 p.m. on Wednesday,
August 26, 2026, in the Boone Town Council Chambers located at 1500 Blowing Rock Road in
Boone. Mayor Pro-Tem Todd Carter presided. Council members present included Virginia
Roseman, Adrian Tait, Anne Pruitt, and Anitra Ball. Staff present included Interim Town Manager
Hank Perkins, Town Clerk Nicole Harmon, Planning Director Jane Shook, Public Works Director
Todd Moody, Advanced Planning Specialist Jessica Mitchell, Commercial Zoning Administrator
Amy Snider, Sustainability and Special Projects Manager George Santucci, Cultural Resources
Director Mark Freed (remote), Downtown Development Director Lane Moody (remote), Finance
Director Guy Miller, Police Chief Daniel Duckworth, and Town Attorney Allison Meade.
MOMENT OF SILENCE
A brief moment of silence was observed.
WORK SESSION
Discussion on Annexation Policy
Ms. Shook requested feedback regarding the cost-benefit analysis of certain annexations required
under the Town’s water and sewer code after recent changes to state law that removed the Town’s
zoning authority over certain state-owned or managed projects. Ms. Meade explained due to the
statutory changes, the Town could no longer regulate zoning for state-owned or managed
properties; this defeated the purpose of the town’s ordinances requiring annexation before

Page 5 of 42

water/sewer could be extended to properties outside the present corporate limits. In the absence
of zoning authority, the outcome of requiring annexation of such properties was only to the
detriment of the town: requiring provision of town services and the loss of payment of double
water/sewer rates.
Ms. Shook asked whether the Town should continue requiring annexation as a condition of
extending water and sewer services to state-owned properties when annexation would create
additional service and staff obligations without providing corresponding zoning authority over the
development. Council Member Roseman stated that the Town should do all it could to protect the
people of Boone. After brief discussion, Council Member Roseman made a motion to direct staff to
move forward with amendments to Town Code § 50.291 to carve out an additional exemption
from the annexation requirement for state-owned or state-managed projects mirroring the
statutory exemption of such projects from local zoning regulation. Mayor Pro-Tem Carter
seconded the motion, which carried unanimously.
Mayor Pro-Tem Carter brought forward the draft Artificial Intelligence (AI) Policy for discussion.
Following brief discussion, it was the consensus of Council to direct the Town Attorney and Interim
Town Manager to review the draft policy and work with Department Heads to provide input before
bringing the policy back to Council for consideration.
Mayor Pro-Tem Carter declared a break at 5:25 p.m. Council reconvened at 5:32 p.m.
Upon a motion by Mayor Pro-Tem Carter, seconded by Council Member Roseman, Council voted
unanimously to enter into closed session at 5:32 p.m. pursuant to the following:
1. N.C. Gen. Stat.§ 143-318.11(a)(1), to review, approve, and seal closed session
minutes from Council's prior closed session(s).
2. N.C. Gen. Stat.§ 143-318.11(a)(3), to consult with the Town Attorney in order to
preserve the attorney-client privilege between the attorney and the Town Council,
and obtain legal advice, consider, and/or give instructions to the attorney
concerning one or more potential legal claims.
3. N.C. Gen. Stat.§ 143-318.11(a)(6), to consider the qualifications, competence,
performance, character, fitness, conditions of appointment, or conditions of
initial employment of an individual public officer or employee or prospective
public officer or employee.

Page 6 of 42

REQUESTED APPEARANCES
Informal Discussion of Proposed Re-Zoning at 433 Fairway Drive (Boone Golf Club)
Sam Adams and Rick Robbins, representatives of the Boone Golf Club, gave a presentation for
informal discussion regarding the proposed re-zoning of the property located at 433 Fairway Drive
(Boone Golf Club). The proposal included an 18-hole golf course, single-family housing, and two
sections of multi-family housing.
TENTATIVE AGENDA ADOPTION
Upon a motion by Council Member Pruitt, seconded by Council Member Roseman, Council voted
unanimously to approve the agenda as presented.
PUBLIC COMMENT
James Redd of Boone spoke in opposition to the proposed golf course redevelopment and cited
deed restrictions and traffic concerns.
Byron Tolbert of Boone spoke in opposition to the proposed golf course redevelopment and gave a
brief family history of the property.
Sharon Tolbert of Boone spoke in opposition to the proposed golf course redevelopment and
referenced traffic and flooding concerns, as well as negative impacts to the viewshed if the
redevelopment were approved.
John Callahan of Boone spoke in opposition to the proposed golf course redevelopment and raised
concerns about building in a known floodplain and increased traffic.
Melissa Barth of Boone asked about the status of the data center moratorium Council passed
earlier in the year and urged Council to take action to prevent data centers from being built in
Boone.

Page 7 of 42

David Cheesman of Boone spoke in opposition to the proposed golf course redevelopment and
noted zoning concerns regarding dense housing in a neighborhood of single-family homes. He
also raised concerns about traffic, noise, and light pollution.
Kim Schwartz of Boone spoke in opposition to the proposed golf course redevelopment and raised
concerns about increased traffic.
Beth Bennington of Boone spoke in opposition to the proposed golf course redevelopment and
raised concerns regarding flooding and traffic.
APPROVAL OF ITEMS ON CONSENT AGENDA
Upon a motion by Council Member Roseman, seconded by Council Member Pruitt, Council voted
unanimously to approve the following items on the Consent Agenda:
1. Engineering Services Agreement for South Fork Raw Water Intake – Hazard Mitigation
Project
2. Winkler’s Creek Raw Water Intake – Dredging Project
3. Resolution – ABC Permitting Official
4. HRC Budget Expense Proposals
5. Minutes (August 12, 2026, Regular Town Council Meeting)
PLANNING MATTERS
Consideration of July 27, 2026, Public Hearing Cases
Ms. Shook presented Case A26-0448 Invasive Species – UDO Amendment.
Council Member Roseman made a motion to approve the proposed amendment to the Town’s
UDO and to find that it is consistent with the Town’s current comprehensive plan and any other
adopted plan(s) of the Town that are applicable, because of the following from Boone Next:
Policy 1.4.1: Protect Ecologically Valuable Areas and Corridors: Through regulations and
development decisions, protect, restore, and connect ecologically valuable areas such as critical
watersheds, stream buffers, wetlands, wildlife habitat, and hardwood forests. Prioritize
conservation of lands adjacent and connected to existing protected areas.
Policy 5.3.1: Protect Ecologically-Valuable Areas: Protect floodplains, steep hillsides, wetlands, and
other ecologically valuable areas and corridors from development.

Page 8 of 42

Policy 5.3.3: Plan for Wildlife: Plan for and manage the coexistence of nature and wildlife habitat
through development standards that integrate habitat and wildlife migration throughout the town.
Council Member Pruitt seconded the motion, which carried unanimously.
Council Member Roseman made a second motion to approve Ordinance A26-0448, and that
approval is reasonable and in the public interest because this amendment protects the native
habitats that are integral to Boone’s ecosystem and people. Council Member Pruitt seconded the
motion, which carried unanimously.
Conditional District Process Update and Discussion
Ms. Shook presented new guidance documents and templates for Conditional District zoning map
amendments. She said staff created these items to ensure applications were complete and
consistent.
Consideration of the Jones House Local Historic Landmark Designation Report
Ms. Mitchell presented the report for the Jones House Local Historic Landmark Designation
recommended by the Historic Preservation Commission. Council Member Roseman moved to
direct staff to send the report to the NC State Historic Preservation Office (SHPO) for review.
Council Member Tait seconded the motion, which carried unanimously.
Appointment to Human Relations Commission
Council Member Ball nominated Alex Castillo for reappointment to the Human Relations
Commission. Hearing no further nominations, Mayor Pro-Tem Carter called for a vote.
VOTE:

Aye:
Nay:

All
None

With no further items, Mayor Pro-Tem Carter adjourned the meeting at 7:42 p.m.

_______________________________
Nicole Harmon, Town Clerk

_______________________________
Todd Carter, Mayor Pro-Tem

Page 9 of 42

MINUTES – BOONE TOWN COUNCIL
REGULAR MEETING
SEPTEMBER 9, 2026

CALL TO ORDER
A regular meeting of the Boone Town Council was called to order at 9:00 a.m. on Wednesday,
September 9, 2026, in the Town Council Chambers located at 1500 Blowing Rock Road in Boone.
Mayor Dalton George presided. Town Council members present included Mayor Pro-Tem Todd
Carter (remote), Virginia Roseman, Adrian Tait, Anne Pruitt, and Anitra Ball. Town Staff present
included Interim Town Manager Hank Perkins, Town Clerk Nicole Harmon, Grants
Coordinator/Communications Laney Wise, Planning Director Jane Shook, Deputy Planning
Director Brandon Wise, Downtown Development Director Lane Moody, Police Chief Daniel
Duckworth, Human Resources Director Dale Presnell, Sustainability and Special Projects Manager
George Santucci, and Town Attorney Allison Meade.
MOMENT OF SILENCE
A brief moment of silence was observed.
ANNOUNCEMENTS
Mayor George announced the following board vacancies:
BOARD OF ADJUSTMENT
Three alternate positions
CULTURAL RESOURCES ADVISORY BOARD
One student position
HISTORIC PRESERVATION COMMISSION
One regular position

Page 10 of 42

PLANNING COMMISSION
One regular position
REQUESTED APPEARANCES
Lane Moody – Downtown Development Director
Ms. Moody provided a brief update regarding the Downtown Boone Development Authority’s
recent annual meeting, including information on upcoming events and the ongoing Howard Street
project. Council Member Roseman asked whether the mural planned for Ice House Alley would pay
homage to the alley's history, as she recalled it being discussed previously. Mayor George recalled
the discussion differently, stating that Ice House Alley had been noted, but he did not recall
discussing incorporating its history into the mural. Council Member Roseman also expressed
concerns with certain components of the Howard Street project and noted that none of the
current Council members had voted to approve the plans as they are currently being implemented.
Mayor Pro-Tem Carter agreed with Mayor George’s recollection regarding Ice House Alley, and
stated that Dana Folk Way would be moving forward in the alleyway. He also thanked staff for
their efforts to address graffiti in the area. Mayor George stated that he would be meeting with the
Tourism Development Authority regarding potential funding for marketing efforts at the project’s
completion.
TENTATIVE AGENDA ADOPTION
Upon a motion by Council Member Pruitt, seconded by Council Member Roseman, Council voted
unanimously to approve the agenda as presented.
PUBLIC COMMENT
Amy Forrester of Boone read a statement regarding challenges associated with the Howard Street
project and the negative impacts the project has had on her business. Ms. Forrester shared data
reflecting a 28% negative impact from the traffic flow change beginning on August 5, as well as
guest feedback on parking, traffic patterns, and visibility. She expressed concern about the lack of
public input before the project began, offered several potential mitigation measures, and
requested more communication from staff.
Council Member Tait suggested adding the matter to the next work session agenda for further
discussion, specifically including the possibility of adding a left-turn signal onto Appalachian Street
to address issues with the current traffic signal cycle. Ms. Meade noted that she had seen
temporary signage directing motorists to commercial establishments during other construction
projects and suggested a similar approach. Mayor George suggested that the DBDA move forward

Page 11 of 42

with a signage initiative, engage the Tourism Development Authority and Boone Area Chamber of
Commerce to conduct a marketing push. He also suggested authorizing Town Manager Perkins to
speak with NCDOT regarding options to expedite improvements to traffic flow onto Appalachian
Street and Howard Street. In response to discussion regarding responsibility for the temporary
signage, Ms. Moody stated that she would work with the affected business owners. Council
Member Tait asked whether the DBDA had a marketing plan for the area once the project was
completed. Mayor George and Ms. Meade added that the proposed social district would play a role
in those efforts and expressed optimism regarding the project moving forward.
APPROVAL OF ITEMS ON CONSENT AGENDA
Upon a motion by Council Member Pruitt, seconded by Council Member Ball, Council unanimously
approved the following items on the Consent Agenda:
1. Hellbender Mural Expansion
PLANNING MATTERS
Discussion of Renew NC Workforce Housing for Ownership Program
Ms. Shook presented information regarding approximately $1.4 billion in funding available through
the North Carolina Department of Commerce to support recovery efforts following Hurricane
Helene. She noted that the Town may be interested in the Multifamily Construction and Repair
Program and the Workforce Housing Program. Council Member Pruitt noted the short application
timeline and asked whether the Town could partner with other public or private entities to pursue
the funding. Ms. Shook confirmed that joint applications are permitted and stated that she
expected this to be a one-time funding opportunity.
Mayor Pro-Tem Carter asked whether the funding could provide an opportunity to revisit plans for
the Junaluska community to encourage homeownership. Council Member Ball agreed it would be
a good opportunity and believed the community would welcome it. Ms. Shook noted that similar
efforts had previously been planned through the Affordable Housing Trust. Council Member Ball
said she had worked with Lynne Coulthard, who contacted her about potential projects in the
community and said she intended to pursue grant funding for those efforts through the Housing
Trust.
Ms. Meade expressed hesitation about committing significant Town resources given the short
timeframe. Council member Tait suggested that partnering with Watauga County or the Affordable
Housing Trust on projects already being planned may be a more feasible approach. Ms. Shook
stated that she would consult with the Town Attorney, research eligibility and partnership
opportunities, and meet with Ms. Wise and representatives from the High Country Council of

Page 12 of 42

Governments to further research the funding opportunities to bring an update back to Council
later in the month.
COUNCIL MATTERS
Appointment to Historic Preservation Commission
Council Member Roseman nominated Pierce Hall to a full term on the Historic Preservation
Commission. Hearing no further nominations, Mayor George called for a vote.
VOTE: Aye:
Nay:

All
None

MAYOR’S REPORT
Mayor George noted ongoing coordination with the Chamber of Commerce and Tourism
Development Authority regarding messaging related to the Howard Street project. He also noted
that the dedication of the Rufus Edmisten Bridge on the Greenway would take place Friday.
TOWN MANAGER’S REPORT
Mr. Perkins updated Council on the following topics: Regarding the Police Department, he
reported that Watauga County Communications had removed components from the facility and
expected to clear out the remaining equipment within the coming weeks. Fitness equipment had
arrived and was expected to be operational by October. The Department also reported that a
second co-responder was expected to be in the field by early October, which would expand
program coverage to seven days per week.
Grants staff reported that grant applications had been submitted for fire equipment for Station
Four and for the Police Department. Mr. Perkins also noted an NCDOT pedestrian safety funding
opportunity for improvements at Burrell Street and Rivers Street.
Mr. Perkins indicated that Human Resources staff reported that the Town had received the Family
Forward certification and was working with the North Carolina League of Municipalities to offer a
defensive driving class for employees who drive as part of their job duties.
On behalf of Public Works, Mr. Perkins reported that the Town’s annual Litter Sweep and cleanup
day would be held September 19. Recently completed projects included repairs to the Hunting Hills
slope failure and the CDBG Deck Hill Water Tank Replacement project. Projects currently
underway included the Winkler Creek dredging project and Fairway Drive improvements, including

Page 13 of 42

installation of a new water line. He also reported that the Town had engaged professionals to
conduct a water loss audit to identify and address unaccounted-for water loss within the system.
BOARD LIAISON UPDATES
Council Member Roseman reported that the Historic Preservation Commission was working on a
panel for Clawson-Burnley Park. She also reported that the Daniel Boone Native Gardens’ Fairy Day
was successful and announced an upcoming plant swap.
Council Member Tait reported that the Parks and Recreation Commission was working through
scheduling for several sports teams and noted the appointment of a new director.
Ms. Ball reported that the Human Relations Commission held a Buy Boone Lunch on September 2
with a good turnout. Mayor Pro-Tem Carter noted that the next event, “How Local Government
Works,” would be held September 20.
CLOSED SESSION
Upon a motion Council Member Pruitt, seconded Council Member Ball, Council voted unanimously
to enter into closed session at 10:21 a.m. pursuant to the following:

1.
N.C. Gen. Stat.§ 143-318.11(a)(1), to review, approve, and seal closed session minutes from
Council's prior closed session(s).
2.
N.C. Gen. Stat.§ 143-318.11(a)(3), to consult with the Town Attorney in order to preserve
the attorney-client privilege between the attorney and the Town Council, and obtain legal advice,
consider, and/or give instructions to the attorney concerning one or more potential legal claims.
3.
N.C. Gen. Stat.§ 143-318.11(a)(6), to consider the qualifications, competence, performance,
character, fitness, conditions of appointment, or conditions of initial employment of an individual
public officer or employee or prospective public officer or employee.
Without further discussion, Mayor George adjourned closed session and the regular meeting at
11:48 a.m.

__________________________________ _______________________________
Nicole Harmon, Town Clerk
Dalton George, Mayor

Page 14 of 42

Town of Boone
Agenda Item Action Request Form
This form must be completed and attached to all supporting documentation for items to be
included in the Town of Boone Council agenda. One (1) form per agenda item.
Submitted By: Brandon Wise, Deputy Director of Planning & Inspections
Department: Planning & Inspections
Contact Phone:
Email:
Date of Council Meeting to consider this item: 9/23/2026

Council Action Requested:
Item Title: Consideration of July 27, 2026 Public Hearing Case

Summary of Information: The following cases were heard at the July 27, 2026, Public
Hearing: Case A26-0448 Invasive Species — UDO Text Amendment & Case A26-0357 115
Beverly Heights Avenue — Conditional District Zoning Map Amendment.
Case A26-0448 was heard at the August 26, 2026, Town Council Meeting.
The Planning Commission met immediately after the public hearing and made
recommendations on both cases.
Attached:
1. July 27, 2026 Planning Commission draft meeting minutes.
2. Case A26-0357 115 Beverly Heights Avenue - Conditional District Zoning Map
Amendment(CDZ) - Revised Staff Report
3. Case A26-0357 115 Beverly Heights Avenue - CDZ - Revised Site Plan

Page 15 of 42

PLANNING COMMISSION MEETING
Commission Chair Veno called the Planning Commission portion of the Meeting to order at 9:42 p.m.
Discussion and Recommendation on Case(s) Heard at the Public Hearing
Case A26-0357 115 Beverly Heights Avenue – Conditional District Zoning Map Amendment
LCD Acquisitions, LLC has submitted a Conditional District Zoning Map Amendment application to rezone
property located on the corner of NC Hwy 105 Ext and Beverly Heights Ave (Watauga County PINs: 291036-7347-000, 2910-36-8089-000, 2910-46-0833-000, 2910-46-1791-000, 2910-46-2684-000, and 291046-3578-000) from B3 General Business/R3 Multiple-Family Residential/R1 Single Family Residential with
Corridor District and Viewshed Protection District Overlays to Conditional District B3 General Business
with Corridor District and Viewshed Protection District Overlays for Use 1.16 Multi-Family Dwelling in
Mixed-Use (>100 Bedrooms) with a site-specific development plan for a 185 unit, 642 bedroom,
residential community.
Commission Member King reiterated that the applicant should provide definitive answers on AppalCart
logistics, noting that it’s a valuable resource for the Town should be utilized. Commission Member Kight
stated that he lives in a neighborhood that was also previously designated as an NCD, and empathizes
with traffic concerns. He indicated that he believes a by-right project would create a level of traffic that
was more manageable for the area than the current proposal. Commission Member Luther stated that he
understands the need for housing supply in the town, especially affordable housing, but also sees the
need for student housing and the economic development the University provides, and is not opposed to
the right development at the proposed location. However, he echoed the mayor’s previous sentiment of
this proposal’s lack of public good. He encouraged the applicant to work on a solution that would address
the comments posed. Commission Member Paz-Miranda agreed with these statements and reiterated
some of her previous remarks regarding traffic, density, and rental models. Commission Chair Veno
expressed that he felt this proposal created a traffic issue that was too large to circumvent. He added that
he would prefer to see a less-dense development created for professionals and families in this location,
noting that he doesn’t feel there is a lack of student-specific housing in Boone. Commission Chair Veno
introduced Commission Member Myles Harrison, who was newly appointed as the Student
Representative on the Planning Commission. Commission Member Harrison introduced himself and noted
that he agreed with Chair Veno about student housing, providing a personal anecdote about his ease of
obtaining housing as a student.
Commission Member Paz-Miranda inquired if the applicant understood that the University’s enrollment
was declining and if they were planning for that. Mr. Powell replied and said they were, and that they
diligently track long and short-term trends of universities near all of their properties.
Commission Member King noted that he believed that this project could be beneficial as student housing,
but in a different form that more adequately addresses the concerns brought forth in the hearing. The
Commission discussed the desire to see an updated proposal and discussed what housing types would be
ideal.
Planning Commission briefly discussed meeting recommendation logistics with Town Staff.
Vote 1
Commission Chair Veno made a motion that the proposed amendment to the Town’s zoning map is not
consistent with the Town’s current comprehensive plan and any other adopted plan(s) of the Town that
are applicable because of the following from Boone Next:
Goals & Policies
1

Page 16 of 42

Goal 1.1: A sustainable built pattern: Boone’s interwoven natural and built environments will promote
social, environmental, and fiscal sustainability while aiming to reduce auto- dependence and the roots of
traffic congestion. The town will be a leader of green building design and climate responsibility.
Goal 1.2: Development true to Boone’s vision: Boone’s development and redevelopment will enhance the
best of the town’s existing built environment and reinforce the vision set forth in this plan.
Policy 1.2.1: Build the Town for People: To the extent possible, the built environment should be humanscale and pedestrian oriented rather than large-scale and auto-oriented. There are urban design
characteristics that transcend eras, styles, and typologies that help to explain why Boone’s beloved
downtown makes human beings comfortable. Human-scale development is not defined by density, but
instead by urban design that makes human beings comfortable and happy navigating streets, activity
centers, and neighborhoods on foot. Human-scale built environments might consider terminating vistas
at the end of streets or the width and frontage of new buildings.
Goal 1.3: A preserved heritage: Boone’s unique architectural and cultural history is celebrated. The town
preserves historic buildings and encourages the design of new buildings and places that complement its
architectural heritage.
Goal 2.4: Increase mobility through capacity & access management: Ensure Boone’s street network
supports safe, reliable transportation for all modes by addressing growth-related challenges with strategic
roadway improvements beyond traditional widening.
The motion was seconded by Commission Member King.
Vote:

Aye – 6
Nay – 0

The motion passed.
Vote 2
Commission Chair Veno made a motion, seconded by Commission Member King, that the Planning
Commission recommends denial of Ordinance #A26-0357 within Staff Report Exhibit A, and denial is
reasonable and in the public interest because there is a lack of commitment on the part of the developer
and the application is not in keeping with the spirit of neighborhood conservation. There are too many
unresolved issues and there is a lack of both community support and commitment to mixed-use housing.
Vote:

Aye – 6
Nay – 0

The motion passed.
Case A26-0448 Invasive Species – UDO Text Amendment
A text amendment to UDO Articles 31 and Appendix C is proposed to update the Town of Boone Unified
Development Ordinance to reflect the Town goals in relation to native plantings and removal of invasive
species.
The Commission briefly discussed the invasive species UDO text amendment, communicating approval.
Commission Chair Veno inquired with Town Staff as to whether identified invasive species on a property
would be required to be removed by the owner. Mr. Wise clarified that the Town could not enforce
removal of an existing invasive species on a private property, but this amendment would make it easier
for the owner to do so and replant with a native species, waiving the permit application requirement.
2

Page 17 of 42

Vote 1
Commission Member King made a motion that the proposed amendment to the Town’s Unified
Development Ordinance is consistent with the Town’s current comprehensive plan and any other adopted
plan(s) of the Town that are applicable because of the following from Boone Next:
Policy 5.3.1: Protect Ecologically-Valuable Areas: Protect floodplains, steep hillsides, wetlands, and other
ecologically valuable areas and corridors from development.
Policy 5.3.3: Plan for Wildlife: Plan for and manage the coexistence of nature and wildlife habitat through
development standards that integrate habitat and wildlife migration throughout the town.
Policy 1.4.1: Protect Ecologically Valuable Areas and Corridors: Through regulations and development
decisions, protect, restore, and connect ecologically valuable areas such as critical watersheds, stream
buffers, wetlands, wildlife habitat, and hardwood forests. Prioritize conservation of lands adjacent and
connected to existing protected areas.
Commission Chair Veno seconded the motion.
VOTE: Aye – 6
Nay – 0
The motion passed.
Vote 2
Commission Member King made a motion, seconded by Commission Member Kight, that the Planning
Commission recommends approval of Ordinance A26-0448 within Exhibit A with, and approval is
reasonable and in the public interest because this amendment protects the native habitats that are
integral to Boone’s ecosystem and people.
VOTE: Aye – 6
Nay – 0
The motion passed.
Other Matters
Chair/Vice-Chair Application
Mr. Wise briefly explained that the Chair and Vice-Chair application was included in the pack for the
Commission’s review.
Adjournment of Planning Commission
Commission Member King made a motion to adjourn the meeting at 10:16 p.m. Commission Member PazMiranda seconded the motion.
VOTE: Aye – 6
Nay – 0
The motion passed.
_________________________________________

_____________________________________

Frank Veno, Planning Commission Chair

David Pedersen, Board Clerk
3

Page 18 of 42

Town of Boone
Agenda Item Action Request Form
This form must be completed and attached to all supporting documentation for items to be
included in the Town of Boone Council agenda. One (1) form per agenda item.
Submitted By: Nicole Harmon, Town Clerk
Department: Administration
Contact Phone: 828.268.6200
Email: [email protected]
Date of Council Meeting to consider this item: 9/23/2026

Council Action Requested: For Information/Action
Item Title: Update on Town Manager Hiring Process

Summary of Information: Dr. Patricia Mitchell will provide Council with an update on the
status of the Town Manager search, including the progress of the recruitment and
selection process. She will also discuss next steps and seek Council’s direction regarding
how it wishes to proceed with the search.

Page 19 of 42

Town of Boone
Agenda Item Action Request Form
This form must be completed and attached to all supporting documentation for items to be
included in the Town of Boone Council agenda. One (1) form per agenda item.
Submitted By:
Department: Town Council
Contact Phone:
Email:
Date of Council Meeting to consider this item:

Council Action Requested:
Item Title: Discussion Regarding Rental Payments & Minimum Housing Codes

Summary of Information:

Page 20 of 42

Town of Boone
Agenda Item Action Request Form
This form must be completed and attached to all supporting documentation for items to be
included in the Town of Boone Council agenda. One (1) form per agenda item.
Submitted By: Guy Miller, Director of Finance
Department: Finance
Contact Phone: 828.268.6200
Email: [email protected]
Date of Council Meeting to consider this item: 9/23/2026

Council Action Requested: For Action
Item Title: Recommendation for the Award of Janitorial Services Agreement

Summary of Information: The Town of Boone recently issued a Request for Proposals for
janitorial services for Town facilities and received the following proposals:
• Clean Break - $322,800
• ServiceMaster - $202,020
• Casa Bonita - $147,159.96
• Appalachian Innkeepers & Janitorial Supply, Inc. - $135,200
Based on these proposals, qualifications, ability to meet the cleaning requirements, and
pricing, staff recommends awarding the janitorial services agreement to Appalachian
Innkeepers & Janitorial Supply, Inc. and requests approval of the attached agreement.

Page 21 of 42

Page 22 of 42

Page 23 of 42

Page 24 of 42

Page 25 of 42

Page 26 of 42

Town of Boone
Agenda Item Action Request Form
This form must be completed and attached to all supporting documentation for items to be
included in the Town of Boone Council agenda. One (1) form per agenda item.
Submitted By: Guy Miller, Director of Finance
Department: Finance
Contact Phone: 828.268.6200
Email: [email protected]
Date of Council Meeting to consider this item: 9/23/2026

Council Action Requested: For Information/Action
Item Title: Monthly Financial Update

Summary of Information: Finance Director Guy Miller will present an update on the Town of
Boone’s financial position and provide relevant financial information for Council’s review.
Mr. Miller will be available to answer any questions Council may have regarding the
information presented.
Moving forward, this financial update will be provided as a routine monthly report and
included on the Consent Agenda.

Page 27 of 42

Page 28 of 42

Page 29 of 42

Page 30 of 42

Page 31 of 42

Page 32 of 42

Page 33 of 42

Town of Boone
Agenda Item Action Request Form
This form must be completed and attached to all supporting documentation for items to be
included in the Town of Boone Council agenda. One (1) form per agenda item.
Submitted By: Allison Meade, Town Attorney
Department: Town Attorney
Contact Phone:
Email: [email protected]
Date of Council Meeting to consider this item: 9/23/2026

Council Action Requested: For Action
Item Title: Consideration of amendment to Town Code § 50.291 regarding extension of
water or sewer service to state-owned properties.

Summary of Information: In follow up to a recent Council discussion, attached for Council
consideration is a draft amendment to Town Code §50.291 which would allow the Town
Council, in its discretion, to authorize water or sewer extensions and connections to stateowned or managed projects without requiring annexation, to the extent such properties are
exempted under current state law (N.C.G.S. § 160D-913) from town zoning and
development regulations.
Staff and the town attorney recommend adoption of the amendment. Allowing such
connections for non-annexed state-owned properties will enable the town to receive
double water/sewer rates. Requiring annexation in such cases results in only financial
detriment to the town with no offsetting gains in either its tax base or zoning authority.

Page 34 of 42

Ordinance # __________
AN ORDINANCE TO AMEND CHAPTER 50, SECTION 291 OF THE TOWN OF
BOONE CODE OF ORDINANCES REGARDING WATER AND SEWER EXTENSIONS
AND CONNECTIONS OUTSIDE OF TOWN LIMITS
WHEREAS, the Town of Boone operates a public water and sewer system under the
authority of Chapter 160D of the N.C. General Statutes; and
WHEREAS, the Boone Town Council finds it desirable and in the best interests of the
residents of Boone to make certain modifications to the town’s ordinance regarding extensions and
connections of water or sewer outside the town limits in light of the change to state law codified
at N.C.G.S. §160D-913 exempting certain state-owned and managed properties and developments
from the town’s zoning and development regulation;
NOW THEREFORE, BE IT ORDAINED BY THE BOONE TOWN COUNCIL THAT:
SECTION 1. Section 50.291of the Boone Code of Ordinances is hereby revised as set forth in
the attached Exhibit A to this Ordinance, which is incorporated by reference.
SECTION 2. All provisions of any Town ordinance in conflict with this ordinance are hereby
repealed to the extent of such conflict.
SECTION 3. In the event any section, subsection, subdivision, paragraph, subparagraph, item,
sentence, clause, phrase or word of this ordinance is declared or adjudged to be
invalid or unconstitutional, such declaration or adjudication shall not affect the
remaining provisions of this ordinance, which shall remain in full force and effect
as if the portion so declared or adjudged invalid or unconstitutional was not
originally a part of this ordinance.
SECTION 4. This Ordinance shall be effective immediately upon its adoption by Town Council.
Adopted this _____ day of _________________, 2026

______________________________
Dalton George, Mayor

ATTEST: _________________________
Town Clerk

Page 35 of 42

EXHIBIT A
§ 50.291 EXTENSIONS AND NON-HARDSHIP CONNECTIONS OUTSIDE OF THE TOWN LIMITS
PROHIBITED EXCEPT UPON APPROVAL OF ANNEXATION AND ZONING; EXCEPTIONS.
(A) Except in cases of hardship connections approved pursuant to § 50.290, no water or
sewer connection or extension will be allowed until the property owner has petitioned and
been approved for annexation and the property has been zoned.

(B) Exceptions for certain government-owned properties. In its discretion based upon its
weighing of the public interests, and upon such additional conditions as it may choose to
impose, Town Council may authorize a water or sewer connection of property located
outside the town corporate limits if the property is owned by the State of North Carolina,
the town, or Watauga County and either:
(1) The property is to be used for public utility purposes as authorized per G.S. § 11635 (regarding university utilities); or

(2) The property is to be developed with the financial assistance of Watauga County
and/or the town pursuant to the authority granted by G.S. § 158-7.1 for local government
support of economic and industrial development. For purposes of this division, “financial
assistance” is intended to include the provision of a leasehold interest in real estate, but is
not intended to include the mere provision of water or sewer or other utility infrastructure
itself. This exception is not intended to include any residential housing project of any
nature.
(3) If the development at issue constitutes the construction, erection, alteration,
enlargement, renovation, substantial repair, movement to another site, demolition, or use
of any building or property by (i) the State of North Carolina, or (ii) by The University of
North Carolina or any of its constituent institutions so as to be exempted from town zoning
and land use regulation under state law.
(C) In order to proceed with an application under division (B), the applicant must
present to the Town Council a general development plan setting forth planned uses, siting
of structures, sketch drawings of buildings/elevations, and any such additional
information, drawings, or plans as may be required by Council. However, the foregoing
provisions is not intended to limit the Council’s discretion as to what information,
drawings, or plans it may require. For example, in its discretion, the Council may require
documentation sufficient to meet the requirements for site-specific plan approval under
the town’s development ordinance.

(D) Any water or sewer connection granted under division (B) is limited to the use of
development site as presented in the general development plan presented to Council. In the
event the use of the site is substantially changed or the property sold to a nongovernmental entity, the Director shall provide 30 days written notice and disconnect the
water/sewer connection.
2

Page 36 of 42

§ 160D-913. Public buildings.
(a) Except as provided in G.S. 143-345.5 and this section, local government zoning and
development regulations are applicable to the erection, construction, and use of buildings by the
State of North Carolina and its political subdivisions.
(b) Except as provided in G.S. 143-345.5, this Chapter shall not apply to the construction,
erection, alteration, enlargement, renovation, substantial repair, movement to another site,
demolition, or use of any building or property by the State of North Carolina, if the project is
managed by the State Construction Office, or The University of North Carolina or any of its
constituent institutions, if the project is managed or authorized by The University of North
Carolina, and the project is located in whole or in part in Buncombe, Orange, Watauga, or Wake
County.
(c) Except as provided in G.S. 143-345.5, this Chapter shall not apply to the construction,
erection, alteration, enlargement, renovation, substantial repair, movement to another site,
demolition, or use of any building or property when the project is managed by the Legislative
Services Commission.
(d) Notwithstanding the provisions of any general or local law or ordinance, except as provided
in Part 4 of Article 9 of this Chapter, no land owned by the State of North Carolina may be included
within an overlay district or a conditional zoning district without approval of the Council of State
or its delegate.
(e) For properties exempt from this Chapter under subsection (b) or (c) of this section, the State
Construction Office or the Legislative Services Commission shall consult with the appropriate
county or city with jurisdiction with regard to all of the following:
(1) Water and sewer services to be provided to the project.
(2) Stormwater implications of the project.
(3) Impacts on traffic patterns and parking.
(4) Perimeter buffering, landscaping, tree protection, and riparian buffer requirements.
(5) Local environmental regulations adopted under Part 2 of Article 9 of this Chapter.

3

Page 37 of 42

Town of Boone
Agenda Item Action Request Form
This form must be completed and attached to all supporting documentation for items to be
included in the Town of Boone Council agenda. One (1) form per agenda item.
Submitted By: Nicole Harmon, Town Clerk
Department: Administration
Contact Phone: 828.268.6200
Email: [email protected]
Date of Council Meeting to consider this item: 9/23/2026

Council Action Requested: For Action
Item Title: Appointment to Historic Preservation Commission

Summary of Information: There is currently one vacancy on the Historic Preservation
Commission. After advertising in my usual venues, I have received one application for
consideration from Adelia Daly (attached). Also attached is the board roster.

Page 38 of 42

9/14/26, 11:02 AM

nc-boone.civicplus.com/Admin/FormCenter/Submissions/Print/7993

Print
Town of Boone Board Application - Submission #7993
Date Submitted: 8/31/2026
Name*

Email:*

Adelia Catarina Daly

[email protected]

Address*
176 Rhododendron Lane

City*

State*

Zip Code*

Boone

NC

28607

Is this Address Your Preferred Address?*
Yes
Address

City

State

Zip Code

Phone Number*
8284062043

Jurisdiction of Residence*
Town of Boone (Inside Town Limits)
Watauga County
Other

https://nc-boone.civicplus.com/Admin/FormCenter/Submissions/Print/7993

Page 39 of1/3
42

9/14/26, 11:02 AM

nc-boone.civicplus.com/Admin/FormCenter/Submissions/Print/7993

Please Specify:*

How Long Have You Been a Resident in Your Jurisdiction?*

Do Yow Own Real Property (Land) in the Town of Boone?*

Less than a month

No

Name of Board, Commission, Task Force, Advisory Board, or Committee Appointment Sought*
Historic Preservation Commission

Only choose one (1)

Why Do You Wish to Obtain this Appointment?*
I am a historian who is heavily involved with the Watauga County Historical Society. Within that role, I have been seeking
ways to get further involved with the preservation of Watauga County's history and historic landmarks. I became aware of
the Historic Preservation Commission when I was sent as the WCHS representative for the Stoneman's Raid unveiling.
Following that point, I have been very interested in assisting the HPC with its mission.
Are Your Familiar with the Town of Boone's Comprehensive
Plan - Boone Next?*
Yes
Boone Next (Adopted June 25, 2025)(PDF)

Rate Your Support for Boone Next (1 Being Not
Supportive at All and 10 Being Extremely Supportive)*
1

6

2

7

3

8

4

9

5

10

Please Explain Your Level of Support for Boone Next:*
I am highly supportive of the Boone Next Planning Principals to preserve Boone's historic buildings and the need to
enhance the town's walkability. Having lived in Boone all my life, I've keenly felt the automobile-first planning philosophies
of past town councils. Additionally, as a historian I have been heartened to see the town's commitment to protecting our
historic landmarks especially in the wake of the destruction of the Daniel Boone Hotel.
Please Explain Your Support for the Community Climate Action Plan (If applying for a position on the Sustainability
Committee):*
I strongly support the Climate Action Plan. Boone is in a beautiful section of the Appalachian Mountains, but this beauty
needs to be protected. This landscape would be much worse without local governments, such as the Town of Boone, to
protect the trees and waterways that are so important to Appalachia.
Community Climate Action Plan (Adopted March 13, 2024)(PDF)

What Skills, Education, Training, Experience or Area(s) of Expertise Would You Bring to the Appointment?*
I have a Master of Arts in History and I have almost four years of experience working as a Senior Digitization Technician
with the Digital Watauga Project.
https://nc-boone.civicplus.com/Admin/FormCenter/Submissions/Print/7993

Page 40 of2/3
42

9/14/26, 11:02 AM

nc-boone.civicplus.com/Admin/FormCenter/Submissions/Print/7993

Have You Had Issues With the Town of Boone Which Relate
to the Work of the Body to Which You Seek Appointment?*
No

Do You Know of Any Known or Potential Conflicts of
Interest (Including Membership in Any Organization, Your
Employment and the Memberships and Employment of
Family Members) that Might Arise if You're Appointed?*
Yes

Explain:
Have You Previously Served on any Town Board,
Commission, or Committee?*
No
Explain:
Please Include the Name of Board, Commission, Task Force, Advisory Board, or Committee Appointment, the Approximate Date(s)
Served and a Brief Description of the Quality of Your Service

I hereby certify that the foregoing answers are true, and that should I be appointed to the board, commission, task force,
advisory body or committee, and should a conflict of interest exist or develop with regard to a specific matter, I will disclose the
conflict of interest and recuse myself from the deliberations and action involved. Conflicts of interest include, but are not
limited to: a direct or indirect financial interest by myself or a member of my family, and other interest which impairs my
ability to participate fairly in the deliberations and actions in question.*
Adelia Catarina Daly

Signature

Date*
8/31/2026

https://nc-boone.civicplus.com/Admin/FormCenter/Submissions/Print/7993

Page 41 of3/3
42

Romy (Bennie) Gaetano
243 Jefferson Rd.
Cell: 704-699-4415
Email: [email protected]
Appointed: 07-09-25
Reappointed: 06-10-26
Expires: 06-30-29

1st Term

Charles Vardell Smyth, CHAIR
172 Cherrybrook Ln.
Cell: 919-418-0201
Email: [email protected]
Appointed: 09-13-23
Reappointed: 06-11-25
Expires: 06-30-28

2nd Term

VACANT

1st Term

5
Student
Member

4
Member

Cell:
Email:
Appointed: 07-09-25
Expires: 06-30-27
Phoebe Howerton
144 Poplar Grove Rd, Apt 525
Cell: 910-596-8418
Email: [email protected]
Appointed: 08-12-26
Expires: 06-30-27

Council Member
Liaison

1st Term

P & I Staff

Pierce Hall
199 Windy Dr., Apt. 7
Cell: 828-280-8727
Email: [email protected]
Appointed: 09-09-26
Expires: 06-30-27

Town Attorney

3
Member

2
Member

1
Member

Historic Preservation Commission Roster as of September 9, 2026
Five (5) members
Virginia Roseman
125 Cherrybrook Ln.
Cell: 828-964-8854
[email protected]

Amy Snider, Commercial Zoning Administrator
[email protected]
Jessica Mitchell, Advanced Planning Specialist
[email protected]
David Pedersen, Board Clerk
[email protected]

Allison Meade
PO Box 292
184 N. Water St., Ste. 6
Office: 828-865-5555
[email protected]

1-year Term

1. 3-year staggered terms (except for ASU student who serves a 1-year term)
2. Terms expire on June 30
3. Members can serve no more than 3 consecutive terms

Page 42 of 42