Boone Town Council to Address Major Rezoning, Manager Search, Water Code

BOONE — The Boone Town Council will convene on Wednesday, Sept. 23, in the Town Council Chambers at 1500 Blowing Rock Road. A work session will begin at 5 p.m., followed by regular business and public comment at 6 p.m.

Key items on the agenda include the Walk at Boone conditional district rezoning, an update on the town manager search, an amendment to the town's water and sewer extension rules for state-owned property, a janitorial services contract, a proclamation for Dolly Parton Day, and an appointment to the Historic Preservation Commission.

A significant focus for the council will be Case A26-0357, concerning the Walk at Boone conditional district zoning map amendment. This case, originally heard at a July 27 public hearing, was tabled at the applicant's request to this meeting. LCD Acquisitions, LLC is requesting to rezone property at the corner of N.C. 105 Extension and Beverly Heights Avenue. The site, approximately 23.3 acres and currently a golf driving range and vacant lots, is largely owned by GH Winkler Family LP.

The proposed rezoning is from a combination of B3 General Business, R3 Multiple-Family Residential, and R1 Single Family Residential, with Corridor District and Viewshed Protection District overlays, to Conditional District R3 Multiple-Family Residential with the same overlays. The request includes a site-specific development plan for a 179-unit, 618-bedroom residential community, a retail store up to 5,000 square feet, and a parking structure.

Revisions have been made to the plan since the July public hearing. These include a reduction in units from 185 to 179 and bedrooms from 642 to 618, with two buildings removed on the eastern side of the property. Surface parking on the east side has been reduced from 225 to 200 spaces. A dedicated public green space, featuring tables, benches, and hammocks, has been added. The applicant has identified three AppalCART pick-up and drop-off locations after consultation with AppalCART. A split leasing structure is proposed, with units in the western “Flats” buildings leased by the bedroom and cottages and row apartments on the east side leased by the unit. Gates are planned for the two easternmost entrances, accessible to emergency vehicles and AppalCART, directing residents to use the driveway closest to N.C. 105 Extension. The projected daily traffic is expected to be reduced by 18% compared to the earlier plan, with morning peak trips down 22% and evening peak trips down 18%.

Proposed conditions from the applicant include setting aside 10 “attainable units” for employees of entities such as the Town of Boone, Watauga County, Watauga County Schools, Watauga County-based 501(c)(3) organizations, or similar employers, with household incomes at or below 120% of the area median family income. Rent rates for these units would be $1,500 a month for a one-bedroom, $1,900 for a two-bedroom, and $2,200 for a three-bedroom, increasing 3% annually. This commitment would last 10 years from the last certificate of occupancy, with a provision allowing market rate leasing if an attainable unit remains vacant for 90 consecutive days despite good-faith efforts. Other proposed conditions involve upgrading Beverly Heights Avenue to town standards, collaborating with the town and NCDOT on intersection changes at N.C. 105 and Beverly Heights Avenue, contributing $300,000 toward sidewalk connections along Horn Avenue to Appalachian State University, restoring a piped stream on the site, and restricting about 6.4 acres of buffer area through a conservation easement or other recorded restriction. It is noted that at the July 27 hearing, the Planning Commission voted 6-0 to find the original proposal inconsistent with the town’s comprehensive plan and recommended denial; however, the council is not bound by this recommendation.

In other business, Dr. Patricia Mitchell will provide an update on the town manager search, covering recruitment and selection, and will seek council’s direction for next steps. Town Attorney Allison Meade has prepared an amendment to Town Code § 50.291, which would allow the council, at its discretion, to authorize water or sewer extensions and connections to state-owned or managed projects without requiring annexation, particularly where state law exempts those properties from town zoning and development regulations. Staff and the town attorney recommend adoption, citing that requiring annexation in these cases leads to “only financial detriment to the town with no offsetting gains in either its tax base or zoning authority.”

Mayor Pro Tem Todd Carter has submitted a proclamation for consideration, seeking to declare Friday, Sept. 25, 2026, as Dolly Parton Day in the Town of Boone. The proclamation highlights her philanthropic efforts through the Dollywood Foundation, Imagination Library, and My People Fund, as well as her contributions to causes such as Hurricane Helene recovery. It encourages residents to perform at least “One Good Deed for Dolly.”

Finance Director Guy Miller will report on proposals received for janitorial services at town facilities, recommending Appalachian Innkeepers & Janitorial Supply for a $135,200 agreement, following bids from Clean Break ($322,800), ServiceMaster ($202,020), and Casa Bonita ($147,159.96). Interim Town Manager Hank Perkins will lead a work session discussion on the current and potential use of town-owned properties, including the WYN property, and opportunities to meet office and workspace needs for town employees. Mayor Dalton George has placed a discussion of rental payments and minimum housing codes on the agenda, though no summary for this item was provided. The council will also consider an addendum to the town's agreement with the N.C. League of Municipalities for additional accounting and GASB consulting services, not to exceed $50,000. Town Clerk Nicole Harmon will report on one vacancy and one application, from Adelia Daly, for the Historic Preservation Commission. Mr. Miller will also present a monthly financial update, which will become a routine consent agenda item. The agenda also lists a closed session to review and seal prior minutes, consult with the town attorney on potential legal claims, and consider the qualifications of a public officer or employee, with potential action following the session.