Town Council/Planning Commission Public Hearing — Boone, NC
Date: 2026-05-21

Town of Boone
 Town Council/Planning Commission Public Hearing
 6:00 PM, April 27, 2026
 Town Council Chambers
 1500 Blowing Rock Rd.


 I. Call to Order of Town Council and Planning Commission

 II. Moment of Silence

 III. Approval of Meeting Minutes

 1. March 16, 2026, Special Public Hearing/Planning Commission Meeting Minutes

 2. March 23, 2026, Public Hearing/Planning Commission Meeting Minutes

 3. April 8, 2026, Continued Public Hearing/Planning Commission Meeting Minutes

 IV. PUBLIC HEARING

 1. Case A26-0127 Public Art (Murals) in the Local Historic District - UDO Text
 Amendment

 2. Case A26-0125 Legislative Updates - UDO Text Amendment

 3. Case A24-0077 Traffic Impact Analysis - UDO Text Amendment (For Discussion)

 V. Other Matters

 1. Reschedule May 25, 2026, Public Hearing/Planning Commission Meeting

 VI. Adjournment of Town Council

 PLANNING COMMISSION MEETING

 VII. Discussion and Recommendation of Case(s) Presented at the Public Hearing

 VIII. Other Matters

 1. Application for Vice-Chair of Planning Commission

 IX. Adjournment




Town of Boone Town Council/Planning April 27, 2026
 Commission Public Hearing
 1

TOWN COUNCIL AND PLANNING COMMISSION
 PUBLIC HEARING AND PLANNING COMMISSION MEETING MINUTES
 MONDAY, APRIL 27, 2026, 6:00 PM
 1500 BLOWING ROCK ROAD AND WEBEX
COUNCIL MEMBERS PRESENT: Mayor Dalton George, Mayor Pro Tem Todd Carter (via WebEx), Anne
Pruitt, Virginia Roseman, and Adrian Tait
PLANNING COMMISSION MEMBERS PRESENT: Chair Frank Veno, Declan King, and Frida Paz-Miranda
PLANNING COMMISSION MEMBERS ABSENT: Garrett Kight, and Michael Mileski
PLANNING STAFF PRESENT: Jane Shook-Director of Planning & Inspections, Brandon Wise-Deputy
Director of Planning & Inspections, Jessica Mitchell-Advanced Planning Specialist, and Brenda Henson-
Board Clerk
OTHER TOWN STAFF OR REPRESENTATIVES PRESENT: Dale Presnell-Interim Town Manager, and Allison
Meade-Town Attorney (via WebEx)


Call to Order
Mayor George called the Town Council to order at 6:08 p.m. Chair Veno called the Planning Commission
to order at the same time. The meeting was held at the Town Council Chambers, located at 1500 Blowing
Rock Road, Boone, and via WebEx.
Moment of Silence
A moment of silence was observed.
Approval of Meeting Minutes
Council Member Roseman made a motion, seconded by Council Member Tait, to approve the March 16,
March 23, and April 8, 2026, Public Hearing/Planning Commission meeting minutes.
VOTE: Aye – 4
 Nay – 0
The motion passed.
Commission Member King wished to change the word “access” to “axis” in condition #3, page 9 of the
March 16, 2026, Planning Commission meeting minutes. He then made a motion to approve the March
16, 2026, meeting minutes as amended, and the March 23 and April 8, 2026, meeting minutes as
presented. The motion was seconded by Commission Member Paz-Miranda.
VOTE: Aye – 3
 Nay – 0
 Absent – 2 (Kight, Mileski)
The motion passed.
PUBLIC HEARING
Case A26-0127 Public Art in Local Historic District – UDO Text Amendment
A text amendment to UDO Articles 26, 34, and Appendix D to modify and clarify the standards for public
art, including murals, in the Downtown Boone local historic district.


 1
Jessica Mitchell, Advanced Planning Specialist, presented the request. She noted that the topic was
initially discussed with the Town Council in November 2025, and the text had since been presented to the
Historic Preservation Commission and Town Council earlier this month. As a result of those presentations,
additional clarifications were made and were reflected in the staff report.
Ms. Mitchell outlined the proposed changes to UDO Articles 26, 34, and Appendix D. She noted that ghost
signs would be moved from the public art section of Appendix D to the sign section and that the section
would include guidance on restoring and preserving them.
Ms. Mitchell referred to the table in Section 11.03.04 and stated that landmark properties were included
as a property classification type. She noted that the table did not reference murals on panels and
suggested adding language stating that murals may be installed on panels or similar materials, on painted
or unpainted walls, and attached through the mortar joints, in accordance with the installation standards
in Section 11.03 and applicable to all property types.
Ms. Mitchell referred to language in the table that murals should use vapor-permeable paints to allow the
underlying facade material to breathe and avoid trapping moisture. She noted that the Certificate of
Appropriateness (COA) application would be modified to include language to streamline the process for
public art and mural COA applications.
Council Member Roseman stated that it was nice to see this text because it would add cultural and visual
interest to the historic district and, hopefully, tell the community's story.
Council Member Tait asked how existing murals would fit within these standards, with respect to the
surfaces on which they were painted and their elevations. Ms. Mitchell replied that existing murals would
remain, and if repairs were needed, current standards would apply. Council Member Tait stated that,
regarding the elevation definitions, the primary facade, the main entrance, and the front of the building
could be challenging because the primary façade might not be where the main entrance or the front of
the building is. Ms. Mitchell noted that the proposed text was specifically in Appendix D and applied only
to the historic district. Jane Shook, Director of Planning & Inspections, added that the definitions of
primary, secondary, and tertiary differed from those related to primary facades and building orientation
in other areas of the UDO. She noted that issues related to building orientation were on the staff’s work
plan to be addressed sooner rather than later.
Mayor Pro Tem Carter wished to clarify that the requirement that murals be installed only on smooth
surfaces also included brick. He asked about anti-graffiti coating. Ms. Mitchell stated that anti-graffiti
coating would have to be vapor-permeable. She noted that she had contacted the State Historic
Preservation Office (SHPO), which recommended two different products for graffiti cleaners, one for
painted and one for unpainted masonry, that staff needed to research further. Ms. Mitchell explained
that SHPO recommended cleaning, then monitoring the building before applying an anti-graffiti coating.
If the building was retagged, it should be cleaned, then the vapor-permeable anti-graffiti coating should
be applied. She noted that this type of coating would come off when cleaned, so the coating would have
to be reapplied. Although the vapor-permeable coating would not adhere to the masonry, there was an
expectation that graffiti would not penetrate the building’s surface.
Chair Veno asked whether the Planning Commission needed to include language in their recommendation
regarding murals on panels. Ms. Mitchell felt that would be appropriate.
Council Member Tait asked how the scale of art installations, such as sculptures, would be determined.
Ms. Mitchell replied that the Historic Preservation Commission would determine the appropriateness of
scale and whether the art would distract from the building or its surroundings. Council Member Tait asked



 2
whether anyone was waiting for this text so that murals could be installed. Ms. Mitchell replied that at
least one COA application was awaiting approval of the mural text.
Mayor George invited public comment.
Amber Bateman, on behalf of the Watauga Arts Council, expressed her gratitude for all of the work
everyone had done to make this text amendment possible. She supported the planning principles and
goals in Boone Next, specifically Goal 1.7, A Creative and Artistic Town; Goal 3.4, Innovation Through the
Arts, Culture and Creativity; and Goal 4.1, The Local Governance that Implements the Community Vision.
Ms. Bateman stated that the ordinance and the updates more clearly defined how public art could live
and thrive in the historic district and the greater Boone area. She noted that they hoped to extend the
Hellbender mural into a nearby blank area where graffiti was an issue. She added that she was also
working with the Downtown Boone Development Association to potentially place more cameras
downtown.
Mayor George closed the public comment portion of this hearing.
Council Member Tait asked what would happen if someone wanted to put up a mural in another part of
town. Ms. Mitchell replied that they would have to apply for a zoning permit and comply with the UDO,
including the language in Article 26 regarding murals.
With nothing further, Mayor George closed the public hearing for this case at 6:46 p.m.
Case A26-0125 Legislative Changes – UDO Text Amendment
A text amendment to UDO Articles 1, 4, 7, 9, and 34 to reflect recent legislative changes from the 2025
North Carolina General Assembly session.
Ms. Mitchell stated that this text amendment was necessary to make the UDO consistent with the
legislative changes. Changes included the removal of waiting periods for resubmittals of zoning map or
text amendments, development applications, or requests for development approval after withdrawn or
denied applications; modifications to split jurisdictions; and the allowance of reconstruction of
nonconforming residential structures until June 2030.
There was no public comment.
With nothing further, Mayor George closed the public hearing for this case at 6:49 p.m.
Case A24-0077 Transportation Impact Analysis – UDO Text Amendment
A text amendment to UDO Article 4 and Appendix C to modify transportation impact analysis (TIA)
provisions. Modifications include changes to process, content, and mitigation.
Ms. Shook explained that she placed this item on the agenda to allow for questions that might have arisen
from a meeting she, Todd Moody, Public Works Director, and Allison Meade had regarding the proposed
TIA text language. However, no questions arose, and she anticipated bringing this text amendment before
the Council and Planning Commission at the May public hearing. Town Council and Planning Commission
members agreed to table this case until the May public hearing.
Reschedule May 25, 2026, Public Hearing/Planning Commission Meeting
Ms. Shook stated that the regular May Public Hearing/Planning Commission meeting fell on Memorial Day
and would need to be rescheduled. She suggested rescheduling to May 18, 2026. Council members
indicated they could attend on May 18, with Council Member Tait needing to attend via WebEx. Planning
Commission members indicated they could attend on that date.
Adjournment of Town Council

 3
Mayor George adjourned the Town Council at 6:53 p.m.




_________________________________________ _____________________________________
Dalton George, Mayor Brenda Henson, Board Clerk


_________________________________________
Frank Veno, Planning Commission Chair


PLANNING COMMISSION MEETING
Chair Veno called a break in the meeting from 6:53 p.m. until 6:59 p.m.
Discussion and Recommendation on Case(s) Heard at the Public Hearing
Case A26-0127 Public Art in Local Historic District – UDO Text Amendment
A text amendment to UDO Articles 26, 34, and Appendix D to modify and clarify the standards for public
art, including murals, in the Downtown Boone local historic district.
Ms. Mitchell reminded Commission members that language needed to be included in the proposed table
in Section 11.03.04, stating that murals on panels may be installed on painted or unpainted walls through
the mortar joints on secondary or tertiary elevations, and that they must follow the standards in Section
11.03 for installation.
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:
Planning Principle 11: Continue to preserve and enhance Boone’s historic buildings and places.
Policy 1.3.1: Support Preservation of Historic Properties and Districts: Support identification,
stewardship, and preservation of historic and culturally valuable properties and Boone’s historic districts,
including features of both the private and the public realm.
Policy 3.4.3: Incorporate Art into Public and Private Projects: Support public art in public infrastructure
projects. Incorporate public art into new development projects of a certain size. Promote hiring of local
artists for public art in public and private projects.
Commission Member King added that language still needed to be included in the text that murals on
panels may be installed on painted or unpainted walls through the mortar joints on secondary or tertiary
elevations, and must follow the standards in Section 11.03.
Chair Veno wished to add:
Goal 1.7: A Creative and Artistic Town: Boone leverages the arts and supports creative public places and
spaces within its physical built environment.



 4
Goal 4.1: Local Governance that Implements the Community’s Vision: Local government is easy to
understand, navigate, and engage with. Local policies and actions advance the long-term best interests
of the community.
Commission Member Paz-Miranda wished to add:
Planning Principle 6: Continue supporting Downtown Boone’s vibrant mix of businesses, residences,
retail, restaurant, entertainment, and civic uses, while preserving its cherished distinctive human-scale
character.
Commission Member King accepted the amendments. Commission Member Paz-Miranda seconded the
motion.
VOTE: Aye – 3
 Nay – 0
 Absent – 2 (Kight, Mileski)
The motion passed.
Vote 2
Commission Member King made a motion, seconded by Commission Member Paz-Miranda, that the
Planning Commission recommends approval of Ordinance #A26-0127 within Exhibit A and approval is
reasonable and in the public interest because this amendment clarifies legal standards around murals,
which is productive for business and property owners within the historic district.
VOTE: Aye – 3
 Nay – 0
 Absent – 2 (Kight, Mileski)
The motion passed.
Case A26-0125 Legislative Changes – UDO Text Amendment
A text amendment to UDO Articles 1, 4, 7, 9, and 34 to reflect recent legislative changes from the 2025
North Carolina General Assembly session.
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 4.1.1: Continued Excellence in Transparency: Continue to make governance and government
decision-making accessible and transparent to all residents.
Policy 4.1.4: Accessible and Understandable Documentation: Seek to make key Town documents, such
as the annual budget and the capital improvements program, user-friendly and accessible to the general
public.
The motion was seconded by Commission Member Paz-Miranda.
VOTE: Aye – 3
 Nay – 0
 Absent – 2 (Kight, Mileski)
The motion passed.


 5
Vote 2
Commission Member King made a motion, seconded by Commission Member Paz-Miranda, that the
Planning Commission recommends approval of Ordinance #A26-0125 within Exhibit A and approval is
reasonable and in the public interest because this amendment brings town law into adherence to the
state law.
VOTE: Aye – 3
 Nay – 0
 Absent – 2 (Kight, Mileski)
The motion passed.
Case A24-0077 Transportation Impact Analysis – UDO Text Amendment
A text amendment to UDO Article 4 and Appendix C to modify transportation impact analysis provisions.
Modifications include changes to process, content, and mitigation.
This case was tabled until the May 18, 2026, Public Hearing/Planning Commission meeting.
Other Matters
Planning Commission Vice-Chair
Ms. Mitchell stated that an application was included in the meeting packet and noted that the Planning
Commission vice-chair position was open to any Planning Commission member who was interested. The
completed application must be sent to the Board Clerk for inclusion in the May meeting packet. At the
May 18 meeting, the Planning Commission would nominate a vice-chair, and that recommendation would
be forwarded to the Town Council for their final selection.
Ms. Mitchell noted that there were currently two vacant positions on the Planning Commission.
Adjournment of Planning Commission
Commission Member King made a motion to adjourn the meeting at 7:10 p.m. Chair Veno seconded the
motion.
VOTE: Aye – 3
 Nay – 0
 Absent – 2 (Kight, Mileski)
The motion passed.



_________________________________________ _____________________________________
Frank Veno, Planning Commission Chair Brenda Henson, Board Clerk




 6