Town Council/Planning Commission Public Hearing — Boone, NC
Date: 2025-06-23

Town of Boone
 Town Council/Planning Commission Special Public Hearing
 6:00 PM, June 23, 2025
 Town Council Chambers
 1500 Blowing Rock Rd.


 The public may attend the meeting in person at Town Council Chambers at 1500
 Blowing Rock Road or online via WebEx, a video conferencing software.

 Public Comment: To give public comment, you should appear in person at the physical
 location of this meeting. Persons who attend the meeting remotely via WebEx may be
 permitted to speak during public comment but are not assured of that opportunity.

 WebEx Participation: To join online or by phone, email Planning and Inspections at
 planning@townofboone.net or call 828-268-6960, and you will receive an email
 invitation. Requests must be submitted no later than one hour before the meeting
 begins.

 I. Call to Order of Town Council and Planning Commission

 II. Moment of Silence

 III. Approval of Meeting Minutes

 1. May 19, Public Hearing/Planning Commission Meeting Minutes

 PUBLIC HEARING
 A. Presentation of Case by Staff/Applicant
 B. Discussion/Questions by Town Council and Planning Commission
 C. Public Comment
 D. Discussion/Questions by Town Council and Planning Commission

 IV. Case A25-0426 Boone Next: Our Town, Our Future

 Boone Next is both the process to update the current comprehensive plan and the plan itself.
 Upon adoption, Boone Next, will establish a shared vision for the town’s long-term growth,
 outlining key goals, strategies, and action steps to inform policy decisions and town
 initiatives. Boone Next: Our Town, Our Future is being presented for adoption in accordance
 with N.C. Gen. Stat. §160D-501.


 1. Case A25-0426 Boone Next: Our Town Our Future

 V. Adjournment of Town Council

 PLANNING COMMISSION

 VI. Discussion and Recommendation of Boone Next: Our Town, Our Future

 VII. Other Matters


Town of Boone Town Council/Planning June 23, 2025
 Commission Public Hearing
 1
 1. Chair and Vice-Chair Application

 VIII. Adjournment




Town of Boone Town Council/Planning June 23, 2025
 Commission Public Hearing
 2

TOWN COUNCIL AND PLANNING COMMISSION
 PUBLIC HEARING AND PLANNING COMMISSION MEETING MINUTES
 MONDAY, JUNE 23, 2025, 6:00 PM
 1500 BLOWING ROCK ROAD AND VIA WEBEX SOFTWARE
COUNCIL MEMBERS PRESENT: Mayor Tim Futrelle, Mayor Pro Tem Dalton George, Todd Carter, Eric Plaag,
Virginia Roseman, and Edie Tugman
PLANNING COMMISSION MEMBERS PRESENT: Adrian Tait-Chair, Frank Veno-Vice-Chair, Chris Behrend,
Garrett Kight, Michael Mileski, Frida PazMiranda, and Anne Pruitt
PLANNING STAFF PRESENT: Jane Shook-Director of Planning & Inspections, Brandon Wise-Deputy
Director of Planning & Inspections, Jessica Mitchell-Advanced Planning Specialist, Luis Tafolla-Zoning Code
Compliance Official and Alyson Wuagneux-Board Clerk


Call to Order
Mayor Futrelle called the Town Council to order at 6:02 pm. Chair Tait called the Planning Commission to
order at the same time. The meeting was held in the Town Council Chambers at 1500 Blowing Rock Road
and via WebEx.
Moment of Silence
A moment of silence was observed.
Approval of Meeting Minutes
Council Member Plaag made a motion to approve the May 19, 2025, Public Hearing minutes as written.
Mayor Pro Tem George seconded the motion.
Vote:  Aye – 4
 Nay – 0
 Absent – 1 (Roseman)
The motion passed.
Council Member Roseman arrived (6:04 p.m.).
Commission Member Pruitt made a motion to approve the May 19, 2025, Public Hearing and Planning
Commission meeting minutes as written. Commission Member Behrend seconded the motion.
Vote: Aye – 7
 Nay – 0
The motion passed.
PUBLIC HEARING
Case A25-0426 Boone Next: Our Town, Our Future
Boone Next is the Town of Boone’s initiative to update its comprehensive plan, serving as both the process
and the final document for guiding future growth and development. Upon adoption, Boone Next will
establish a shared vision for the town’s long-term growth, outlining key goals, strategies, and action steps
to inform policy decisions and town initiatives. Boone Next: Our Town, Our Future is being presented for
adoption in accordance with N.C. Gen. Stat. §160D-501.



 1
Planning and Inspections Staff (Shook, Mitchell, and Wise) presented a detailed review of the Boone Next
process and the draft plan (permanently attached). The presentation covered the key aspects of the
Boone Next initiative and draft plan. During the presentation Mr. Wise went over some changes that
need to be made to the plan including:

 • Typographical errors (grammar and spelling)
 • Move Focus Areas out of the Appendix to the last chapter
 • Update the acknowledgement page
 • Adding photos (as presented) to the Downtown Edge, Walkable Mixed-Use, Undesignated
 Secondary Growth, and Parks and Open Space land use types
 • Make changes that were missed on the Future Land Use Map (as presented)

At the end of the presentation, Ms. Shook extended her sincere thanks to the following: residents,
neighbors, and community partners who participated during the plan process; Town Staff with a special
thank you to the Public Works Department and Laney Wise; the other Town Boards that were invited to
participate including the Board of Adjustment, the Cultural Resources Advisory Board, the Historic
Preservation Commission, the Human Relations Commission, and the Sustainability Committee; the
consultant team, including Nate Baker with LOI (formerly Quantum) and Kristy Carter and Teresa
Buckwalter with McAdams (formerly TPD); the Town Council, the Planning Commission, and Town
Attorney for their support, guidance, and engagement and to the Planning and Inspection team, especially
Jessica and Brandon for their commitment to the project. She indicated that the presentation was
concluded and turned the meeting over to the Town Council and Planning Commission for discussion.

Mayor Futrelle thanked staff and everyone at Planning and Inspections. He emphasized the need for a
forward-thinking vision to navigate the changes in Boone and the importance of a comprehensive
approach to help the community move forward. Futrelle praised Town Council’s insight and the diligent
work of the town in engaging community members and gathering their opinions. Mayor Futrelle noted
that Boone Next was a dynamic, thoughtful, and practical guide to growth while balancing economic
opportunities with the town’s character in mind. He noted the plan lays out a clear roadmap for strategic
land use, modernized infrastructure, affordable housing, and smart growth, and aims to build a
prosperous and inclusive Boone for generations to come. He expressed his gratitude and noted he was
looking forward to the final discussions and approval of the plan.

Council Member Plaag expressed gratitude to the town staff for their hard work and dedication,
particularly highlighting the efforts of the Planning Department in keeping the project on track despite
interruptions over the past year, including Hurricane Helene. Council Member Plaag requested a caption
for the image on page 26 of Boone specifying the details to be included in the caption to ensure proper
credit and historical context.

Council Member Plaag also raised a concern about the term "campus" used as one of the land use types
and suggest that it might be misunderstood by the public as referring solely to Appalachian State
University-owned properties. He clarified that the term "campus" includes properties used by the
university as well as other institutions like the hospital, which represent a campus-like environment and

 2
recommended making this distinction clear in the document to avoid confusion. After brief discussion it
was suggested that using the term "institutional campus" was a more precise alternative to "campus".

Council Member Tugman echoed the gratitude expressed by the Mayor and Council Member Plaag.
Council Member Tugman noted the enjoyable and educational nature of the process, emphasizing how
the consultants and staff made it interesting and fun for those who were not familiar with planning,
zoning, and comprehensive plans. She indicated that she appreciated the patience and thorough guidance
provided throughout the process.

Mayor Pro Tem George expressed gratitude for the patience and hard work of everyone involved in the
process and highlighted the evolution of the town's vision from the 2006 plan to the current Boone Next
plan, noting the significant differences and improvements. Mayor Pro Tem George noted he appreciated
being part of the process and looked forward to the public comment and discussion. He also emphasized
the importance of the focus areas across town, which are key to Boone's growth and evolution and noted
the areas represent opportunities to get things right or wrong, and their development is crucial for the
town's future. He acknowledged the town's investment in these focus areas and the valuable
conversations that have taken place.

Council Member Roseman recognized the importance of involving various entities, businesses, homes,
and communities in the planning process. She expressed gratitude for those who came forward to give
their opinions and voices, highlighting the immeasurable value of their input. She encouraged everyone
to review the plan thoroughly, noting that it could shape the future of Boone. Council Member Roseman
acknowledged the contributions of former Council Member Nenow, who advocated for 15-minute
walkable communities and helped focus efforts on key corridors.

Council Member Roseman raised a concern about the median bioswale depicted in the plan, expressing
worry about its effectiveness in flood-prone areas and asked for clarification on its inclusion. Brief
discussion ensued as to the appropriateness of the use of bioswales.

Council Member Carter echoed the sentiments expressed by Council Member Tugman, highlighting the
enjoyable and engaging nature of the planning process. He mentioned that certain activities, like the land
use mapping, made the process exciting. He emphasized the importance of understanding the timeline
and the work that went into the process. He noted that he appreciated the visionary approach of Boone
Next, contrasting it with the town's previous reactionary stance and expressed excitement about making
changes and going through the Unified Development Ordinance (UDO) to make it align with the new plan.

Mayor Futrelle asked the Planning Commission if they had any comments.

Chair Tait emphasized the comprehensive nature of the Boone Next plan, highlighting its vision for the
future and the significant amount of public input that went into crafting the goals and vision. He expressed
encouragement of the plan's focus on various aspects such as traffic and stormwater management, and
the potential for the town's development in the coming decades. He concluded by expressing excitement
and encouragement about the Boone Next plan and commending Ms. Shook and the team for their hard
work and cohesive effort.

 3
Commission Member Behrend noted that she learned a lot during the Boone Next process and was really
happy and impressed with the work done.

Vice-Chair Veno noted that he was on his third term on the Planning Commission and the work on Boone
Next was some of the most exciting work he had done so far. He thanked everyone, especially the
Planning and Inspections Department. He noted he was really impressed with the team who forged the
plan after Hurricane Helene, which he described as earth-shattering. He noted he felt reassured by the
team's ability to pivot and present a future-oriented plan and noted he also appreciated how the plan
addressed the unpredictability of climate change and commended the team's efforts in this regard.

There being no other comments from the Council or the Planning Commission, the Mayor opened up
Public Comment after providing a brief review of the Town’s public comment policies.

Sara Crouch, representing the Watauga Housing Council, expressed appreciation for the Town Council's
commitment to addressing affordable housing needs. She highlighted the importance of affordable
housing as a critical factor for Boone's future and recommended setting specific targets for additional
affordable rental units with measurable objectives and time frames. She also emphasized the need for
creative financing, increased infrastructure, and specific incentives to encourage redevelopment and
support affordable housing projects.

James Milner expressed appreciation for the community's collaborative efforts in developing the
comprehensive plan. He emphasized the importance of aligning the UDO with the new comprehensive
plan, highlighting that density bonuses need real incentives and a fast-track ordinance to support them.
He also stressed that zoning must follow the vision and not delay smart development proposals. He also
pointed out the need for an actual economic development plan, including a clear tax-based growth
strategy, defined target industry sectors, and a business attraction toolkit. He concluded by stating that
the plan should be a foundation not as a fortress to deny development.

Brad Farrington expressed his appreciation for the neighborhood distinctions within the plan and noted
he was pleased with the upcoming good neighbor program. He recommended that A.2 in the plan be
modified to be more inclusive of other neighborhood conservation districts who also face the same
problems as the Junaluska area.

David Jackson, representing the Boone Area Chamber of Commerce, expressed appreciation for the
community's collaborative efforts in developing the plan. He emphasized the importance of the Council's
leadership and decision-making, especially in the current political climate. He acknowledged the hard
work of the staff, consultants, and community members involved in the process. Mr. Jackson stated the
need to operationalize the plan and bring new ideas to the community. He also stressed the importance
of community accountability to ensure the plan's success and avoid the fate of the previous 2030 plan.
He encouraged the Council to communicate the wins and progress made, emphasizing that not everything
in the plan is a quick fix. He concluded by appreciating the inclusion of the arts economy in the economic
development outline.




 4
Andy Hill, representing MountainTrue, expressed gratitude for the wonderful process of developing the
new comprehensive plan. He noted he appreciated the thoughtful, aspirational, inclusive, and timely
nature of the plan, noting the importance of pausing during the process to ensure nothing was missed.
He praised the town's sustainability measures and the plan’s creative and proactive approach to funding
sources for implementing stormwater programs. He also noted he appreciated the appendix and the
implementation strategies, though he suggested adding more specificity.

Michelle Dineen, representing the Watauga County Farmers Market, thanked the town for recognizing
the market's importance in the Boone Next plan. She appreciated the plan's goal to promote the market
as a community destination and its connection to local food systems, economic vitality, and public spaces
and noted she looked forward to continued partnership with the town to ensure the market remains
vibrant and well-supported.

There being no more public comment, Mayor Futrelle resumed discussion with the Council and the
Planning Commission.

Council Member Plaag noted that he took what Mr. Jackson said about looking for the wins to heart and
noted that it was important. He suggested that the Council consider a retreat in one month of adoption
to discuss next steps and to prioritize action.

Mayor Pro Tem George noted that he appreciated everyone who spoke during public comment. He noted
that that Council had been discussing inclusionary housing and UDO alignment so he appreciated the
comments on those topics and noted the Council will continue to work with Planning staff to continue the
work necessary to achieve the plan vision.

Council Member Roseman echoed Council Member’s Plaag’s request for a meeting to work on priorities
after the plan’s adoption. She noted that some of the public comments focused on infrastructure and
noted that it would be a big decision. She encouraged those who lived in the focus areas to consider
annexation to assist with the growth of the town and its infrastructure.

Council Member Carter agreed with Council Member Plaag about looking for the wins and noted the Town
was not always great about communicating the wins. He also was supportive of measurable objectives
and timelines and again expressed his desire to begin work on the UDO to bring it into alignment with the
plan. He agreed the plan was a foundation and not a fortress and noted he understood the concern
regarding past planning efforts. He noted the plan was a living document and would need continued input
from the community and everyone working together to achieve plan goals.

Chair Tait asked if there was a timeline for the next steps and what it would look like. Ms. Shook noted
that work on making UDO revisions to align it with the plan had already begun and noted that a text
amendment to allow flexibility within the conditional district process was already scheduled for July. She
noted that for the timeline that Council would need to set priorities and then dedicate resources to those
priorities.




 5
Vice-Chair Veno noted that previously the Planning Commission's involvement in this type of work had
been discussed and noted his interest in participating in these types of meetings. Council indicated that
they agreed that the Planning Commission should be involved. Brief discussion ensued as to upcoming
work sessions already scheduled with Council.

Mayor Futrelle asked if there were any other comments from the Planning Commission or Council.

Commission Member Paz Miranda noted that this was her first meeting and wanted to emphasize that
the Town should focus on affordable housing, citing the devastating loss of dwellings after Hurricane
Helene. She discussed how the area she lived had been impacted and was interested in seeing actionable
steps taken to address the concerns. A brief discussion ensued as to affordable housing efforts in the
town.

Commission Member Mileski also noted this was his first meeting and noted that as part of the board
application process, he looked at both the current plan and Boone Next and noted that there was a ninety-
degree difference in that the policies follow the values. He voiced his appreciation for the inclusion of
green infrastructure and noted his hopes that both work on green infrastructure and affordable housing
would go hand in hand.

A brief discussion ensued regarding the Town’s authority in planning and zoning, as well as current and
proposed limitations.

Adjournment of Town Council
The Mayor adjourned the meeting at 7:50 p.m.



 Tim Futrelle, Mayor Jane Shook, Director


 Adrian Tait, Planning Commission Chair

PLANNING COMMISSION
Chair Tait called a break in the meeting from 7:50 pm until 8:00 pm.
Case A25-0426 Boone Next: Our Town, Our Future
Boone Next is the Town of Boone’s initiative to update its comprehensive plan, serving as both the process
and the final document for guiding future growth and development. Upon adoption, Boone Next will
establish a shared vision for the town’s long-term growth, outlining key goals, strategies, and action steps
to inform policy decisions and town initiatives. Boone Next: Our Town, Our Future is being presented for
adoption in accordance with N.C. Gen. Stat. §160D-501.
Chair Tait reviewed the Planning Commission’s next steps in making a recommendation to the two new
Planning Commission members.
Brief discussion ensued as to the required votes. Ms. Shook noted that statutorily the vote to approve the
comprehensive plan was the same as to amend the UDO, which requires the Council to vote on both

 6
comprehensive plan consistency and reasonableness. She noted that the prompts were similar, but the
references were changed from the UDO to the comprehensive plan.
Commission Member Pruitt noted that the plan was fantastic and that in her opinion should be broad and
not into the specific details as had been suggested during public comment. She noted the plan should
serve as the blueprint for detailed tasks and priorities that come after plan adoption.
Brief discussion ensued as to the timeline of plan adoption, which has been scheduled for June 25, 2025,
and what would be the next steps. Ms. Shook confirmed that one of the next steps would be to schedule
a joint meeting with the Council and the Planning Commission for an initial discussion on priorities.
After a brief discussion, there was consensus that the Planning Commission had no further changes to
recommend beyond those discussed at the public hearing, as presented by Staff.
A brief discussion ensued regarding which current plan policies should be referenced in the motion.
First Motion and Vote: Commission Member Behrend made a motion, that Boone Next: Our Town, Our
Future, with the changes as discussed at the public hearing, is consistent with the Town's current 2006
comprehensive plan and any other adopted plans of the Town that are applicable because of:
2.1.1 Economic Development
A. The Town shall protect and enhance a high quality of life, image, cultural amenities, and natural
 beauty as the most effective, long-term component of an economic development strategy.
2.3 THE COMMUNITY
A. Urban type development within the Urban Growth Area shall meet appropriate Town standards.
2.3.4 Public Involvement
A. Public involvement shall be encouraged in decisions concerning land use and development by making
 the public aware of proposed developments at the earliest opportunity, as well as fostering
 communication among developers, the Town, the County, the University, and the general public.
B. Neighborhood and special area planning shall be encouraged to foster public involvement in the
 production of closely tailored, action oriented special area plans and programs.
D. Special committees, advisory panels, educational forums, public workshops, leadership seminars,
 town meetings and media contacts shall be encouraged and fostered to enhance the effectiveness of
 citizen involvement in community planning and action.
Commission Member Pruitt seconded the motion.

Vote: Aye – 7
 Nay – 0
The motion passed.
Second Motion and Vote: Commission Member Pruitt made a motion that the Planning Commission
recommends approval of Ordinance A25-0426 within Exhibit A and believes approval is reasonable and in
the public interest because Boone Next supports infrastructure planning, has clear vision and goals, guides
development and land use, encourages economic development, protects natural and cultural resources
and provides legal and policy foundations and improves access to grants and funding. Commission
Member Behrend seconded the motion.
Vote: Aye – 7
 Nay – 0
The motion passed.

 7
Adjournment
Commission Member Kight motioned to adjourn the meeting at 8:20 p.m. Commission Member Pruitt
seconded the motion.
Vote: Aye – 7
 Nay – 0
The motion passed.



 Adrian Tait, Planning Commission Chair Jane Shook, Director




 8