Town Council/Planning Commission Public Hearing — Boone, NC
Date: 2026-04-30

Town of Boone
 Town Council/Planning Commission Special Public Hearing
 9:00 AM, April 8, 2026
 Town Council Chambers
 1500 Blowing Rock Rd.


 I. Call to Order of Town Council and Planning Commission

 II. Moment of Silence

 III. Continuation of March 23, 2026, Public Hearing and Planning Commission
 Meeting: Case A26-0067 Hemlock Ridge Trace Apartments - Conditional District
 Zoning Map Amendment

 IV. Recess of Town Council

 V. Planning Commission Recommendation on Case A26-0067 Hemlock Ridge Trace
 Apartments - Conditional District Zoning Map Amendment

 VI. Adjournment of Planning Commission




Town of Boone Town Council/Planning April 8, 2026
 Commission Public Hearing
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TOWN COUNCIL AND PLANNING COMMISSION
 CONTINUED PUBLIC HEARING AND PLANNING COMMISSION MEETING MINUTES
 WEDNESDAY, APRIL 8, 2026, 9:00 AM
 1500 BLOWING ROCK ROAD
COUNCIL MEMBERS PRESENT: Mayor Dalton George, Mayor Pro Tem Todd Carter, Anne Pruitt, Virginia
Roseman, and Adrian Tait
PLANNING COMMISSION MEMBERS PRESENT: Chair Frank Veno, Garrett Kight, Declan King, Michael
Mileski, and Frida Paz-Miranda
PLANNING STAFF PRESENT: Jane Shook-Director of Planning & Inspections, Brandon Wise-Deputy
Director of Planning & Inspections, Amy Snider-Commercial Zoning Administrator, Jessica Mitchell, and
Brenda Henson-Board Clerk
OTHER TOWN STAFF OR REPRESENTATIVES PRESENT: Todd Moody-Public Works Director, Shane
Robbins-Police Major, Lane Moody-Downtown Development Director, George Santucci-Sustainability and
Special Projects Manager, Guy Miller-Finance Director, Dale Presnell-Interim Town Manager, and Allison
Meade-Town Attorney


Call to Order
Mayor George called the Town Council to order at 9:01 a.m. and announced the continuation of the March
23, 2026, Public Hearing/Planning Commission meeting. The meeting was held in the Town Council
Chambers at 1500 Blowing Rock Road, Boone.
Moment of Silence
A moment of silence was observed.
PUBLIC HEARING
Case A26-0067 Taft-Mills Group, LLC (Hemlock Ridge Trace Apartments) – Conditional District Zoning
Map Amendment
Taft-Mills Group, LLC has submitted a Conditional District Zoning Map Amendment application to rezone
property located on the corner of US Hwy 421 S and Yosef Drive (Watauga County PINs: 2911-70-9321-
000, 2911-80-0228-000, and 2911-80-2433-000) from B3 General Business to Conditional District R3
Multiple-Family Residential with a site-specific development plan for Use 1.13 Multi-Family Dwelling
(>100 bedrooms).
Amy Snider, Commercial Zoning Administrator, introduced the case. She stated that the applicant
submitted elevations last week, which were included in the meeting packet as Applicant Exhibit 8. Ms.
Snider noted that the applicant was requesting an extension of the two-year vesting period to four years.
Ms. Snider introduced Nate Broman-Fulks from the Taft-Mills Group. Mr. Broman-Fulks thanked the
Council and Commission for taking their tight tax credit timeline and deadlines into consideration by fitting
them on this agenda. He stated that since the March meeting, his team had worked to create and finalize
the renderings and elevations to present to the Council and Planning Commission so they could get a good
sense of the development's look and feel. Mr. Broman-Fulks noted that the property was at the entrance
to Boone, along a gateway corridor, so they wanted a product everyone could be proud of. He stated that
McMillan Pazdan Architects were hired to tailor the design to Boone by using different building materials
throughout the buildings. He noted that the buildings would be brick and fiber cement, Hardi-Plank, with
multiple colors to break up the buildings. The different articulations would provide depth and help the

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development fit in with the surrounding area and Boone's culture and style. Mr. Broman-Fulks noted the
site's walkability, with the path in front. A safety concern for children playing was expressed at the
previous meeting, and they had addressed that by incorporating vegetation and landscaping and two knee
walls, one closer to the building, and one closer to Hwy 421, providing multiple layers of safety measures
for families. Another area of concern at the public hearing was the retaining wall. Mr. Broman-Fulks
stated that there would be multi-layered textured walls with landscaping around them to help them blend
in.
Mr. Broman-Fulks noted that the playground and covered picnic areas were located in the development's
interior courtyard. Also located internally was the retaining wall for which they were seeking a deviation
to allow a height of 10 feet instead of 8 feet. He stated that they were planning to terrace the wall in
multiple layers and provide landscaping around it. He added that they were also considering mechanically
stabilized earth walls that could help minimize the height and the need for concrete or pavers. Mr.
Broman-Fulks explained that they might be able to keep the wall within the required eight-foot height,
but requested the deviation to allow a ten-foot height in case they were not. He added that he did not
believe this wall would be visible from Hwy 421.
Mr. Broman-Fulks stated that this was an incredible and rare opportunity to provide a very high-quality,
long-term, affordable housing development in an area that called for growth. He felt that this was exactly
the kind of development that Boone Next called for, in the exact location that it wanted.
Mayor Pro Tem Carter stated that there were several larger retaining walls already in this area. He felt
that the renderings were fantastic and depicted a development that would fit in with its surroundings. He
added that affordable housing was desperately needed. Mayor Pro Tem Carter stated that it was hard to
build in Boone without retaining walls.
Council Member Pruitt appreciated the graphics because they provided the visual that they did not get to
see at the last hearing. She stated that she liked the outdoor spaces and the balconies.
Council Member Roseman asked how many one-bedroom, two-bedroom, and three-bedroom units were
proposed. Mr. Broman-Fulks replied that there would be 15 one-bedroom units, 65 two-bedroom units,
and 15 three-bedroom units. Council Member Roseman noted that information in the meeting packet
stated the buildings would be three stories; however, the renderings depicted them as four-story
buildings. Mr. Broman-Fulks explained that the buildings would be three stories from the interior grade
and four stories from the Hwy 421 side, meaning the buildings would be three stories with a basement.
Council Member Roseman asked if the basement level of each building would contain living units. Mr.
Broman-Fulks replied that each basement level would contain living units.
Council Member Tait felt that the proposed development met a lot of the town’s needs. He appreciated
the inclusion of public spaces for kids to play and residents to gather.
Commission Member King felt that the proposed development was a home run, not just a base hit.
Council Member Roseman stated that the Town Council and Planning Commission received a letter from
a community member noting that the buildings were not facing the main road. She noted that, looking
at the plans, the front and back of the buildings look almost identical. Council Member Roseman felt that
the applicant had met the spirit of the ordinance by designing the buildings so that the view from Hwy
421 did not appear to be the backs of buildings.
Mayor Pro Tem Carter added that he never wanted the development's entrance to be on Hwy 421. He
felt that having the entrance on Yosef Drive and orienting the buildings that way looked appealing.



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Council Member Roseman asked whether a stoplight would be installed at this intersection, given the
increased population. Mayor George replied that it was noted at the first hearing that the proposed
development did not require a transportation impact analysis. Brandon Wise, Deputy Director of Planning
& Inspections, added that he believed that discussion from a previous development had led to the
conclusion that a light at this intersection would create overlap with the light at the Industrial Park
intersection.
There were no public comments.
With nothing further, Mayor George recessed the Town Council at 9:20 a.m. to allow the Planning
Commission to make recommendations on the case.


_________________________________________ _____________________________________
Dalton George, Mayor Brenda Henson, Board Clerk


_________________________________________
Frank Veno, Planning Commission Chair


PLANNING COMMISSION MEETING
Discussion and Recommendation on Case(s) Heard at the Public Hearing
Case A26-0067 Taft-Mills Group, LLC – Conditional District Zoning Map Amendment
Taft-Mills Group, LLC has submitted a Conditional District Zoning Map Amendment application to rezone
property located on the corner of US Hwy 421 S and Yosef Drive (Watauga County PINs: 2911-70-9321-
000, 2911-80-0228-000, and 2911-80-2433-000) from B3 General Business to Conditional District R3
Multiple-Family Residential with a site-specific development plan for Use 1.13 Multi-Family Dwelling
(>100 bedrooms).
Commission Member Mileski stated that the development did a good job of blending in with the existing
site and the surrounding building context, especially the strip mall adjacent to the property.
Commission Member King stated that he lived in this area and would be thrilled to have this project as a
neighbor.
Chair Veno felt that the orientation of the buildings was appropriate in this case. He was appreciative of
the development providing affordable housing.
Mr. Wise reminded Commission members of the extended vesting requested, which would allow the
applicant to receive their tax incentives. He noted that the four-year vesting would need to be part of the
Planning Commission’s recommendation to the Town Council.
Vote 1
Commission Member King made a motion that the proposed amendment to the Town’s zoning map is
consistent with the Town’s current comprehensive plan and any other adopted plan(s) of the Town that
are applicable, with the allowance of a four-year vesting period, because of the following from Boone
Next:
Goals & Policies

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Policy 1.6.1: Support permanently affordable housing for low- and middle-income residents
geographically located throughout the town. Prioritize permanent affordability, particularly for those at
or below 60 percent of the area median income, through community land trusts, nonprofit ownership and
management, the Housing Authority, town ownership, and restricted deeds and covenants. Consider
programs that fund home improvements for low income homeowners in exchange for right of first refusal
to purchase homes for affordable housing partners.
Policy 1.6.3: Diversity Boone’s Housing Options: Promote a variety of housing types as well as housing
tenure options around Boone. While the town should continue to build single-family, townhome, and
multifamily buildings, explore other types of well-designed and contextually compatible housing, such as
quadplexes and small-scale multiplexes. The town can use creative tools, like zoning “opt-in” districts, to
ensure additional densities come with public benefits like income-restricted units. Also, support
alternative housing tenure options like the community land trust model and cooperative housing. Unless
Boone’s rugged terrain precludes it, consider the use of pre-approved blueprints to reduce construction
costs while ensuring high quality building designs and materials.
Policy 4.4.3: Promote Smart Growth: Ensure new growth and development is fiscally balanced in the long
run while directing more growth to areas with existing services and infrastructure. Some types of
developments and land uses are necessary to the social needs of the town and do not necessarily directly
improve the town’s fiscal balance, such as recreation and cultural facilities or affordable housing.
Encourage compact development that can be more efficiently served, especially as indicated on the
Future Land Use Map.
The motion was seconded by Commission Member Paz-Miranda.
Vote: Aye – 5
 Nay – 0
The motion passed.
Vote 2
Commission Member King made a motion, seconded by Commission Member Mileski, that the Planning
Commission recommends approval of Ordinance #A26-0067 within Staff Report Exhibit B, and approval is
reasonable and in the public interest because this development offers a unique opportunity to provide
affordable housing in a growth area. The recommendation is subject to the following conditions:

1. Where there is a conflict between the original application information and the plans (received on
 February 10, 2026), the plans shall control. Insignificant deviations may be permitted to comply with
 the requirements of the UDO. For application elements not depicted on the plans but included in the
 written materials provided by the applicant and considered at the public hearings held on March 23
 and April 8, 2026, those details shall be considered part of the approved plan except as may be
 specifically provided otherwise in these conditions or was represented otherwise by the applicant at
 the public hearings.
2. Any commitments and representations concerning the proposed development made by the applicant
 at the public hearing shall also become a condition of the permit and a basis for a stop work order
 and/or permit revocation if violated.
3. The applicant shall submit the necessary applications, plans, details, and specifications meeting the
 requirements of the Town Code, UDO, Building Code, and any other applicable codes for review and
 approval necessary to issue Zoning and Building Permits.
Vote: Aye – 5

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 Nay – 0
The motion passed.
Adjournment of Planning Commission
Commission Member Kight made a motion to adjourn the meeting at 9:28 a.m. Commission Member
Mileski seconded the motion.
Vote: Aye – 5
 Nay – 0
The motion passed.



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




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