MILLS RIVER – Residents filled the gym at Mills River Elementary School on a recent December evening to ask questions and give feedback on a major overhaul of the town’s proposed comprehensive plan, the Imagine Mills River Unified Development Ordinance.
“This is a document that’s supposed to set the future for the community through the year 2040,” consultant Chad Meadows from the Durham firm CodeWright Planners, told residents Dec. 11.
He worked the crowd with a practiced showman’s patter as he fielded questions and walked step by step through the details of the plan, illustrated with color-coded maps posted all around the room.
“If you do get growth and development here in Mills River, do we want it to be sustainable? Do we want it to be resilient? Do we want it to protect the environment?” he asked, rhetorically.
“Do we want tons and tons of multifamily buildings?” he asked.
“That was a joke,” he deadpanned, after a beat, to delayed laughter.
Mills River is the only municipality in the state given an exemption to a ban on downzoning passed by the North Carolina General Assembly last year.
Downzoning means decreasing allowed density or reducing allowed uses on a piece of land.
Mills River’s mixed-use designation is particularly permissive, and on top of that it makes up around 75% of the town’s map, Karen Mallo, another planning consultant working on the project, told the Times-News after the presentation.
She said that’s likely part of why the town got an exemption while so many others were denied.
“In other communities, the zoning is not as loose, it has more restraints and more limitations on what can go in. It offers protections to the surrounding property owners,” she said.
The exemption expires July 1, so the town is on a deadline to put a new master plan in place while it still can.
“After that date. Some of the flexibility that we have today will evaporate,” Meadows said.
Joe Brittain, 71, a small-scale local farmer, told the Times-News that he thinks Mills River should have put a new plan in place 20 years ago to stave off some of the higher-density development he’s seen in recent years.
“It should be (one-)acre lots, or larger, because you put these high-density 3,000- (or) 5,000-square-foot houses in, that is not Mills River. That’s destroying our rural character, our farm character, because the farms are leaving” over climbing land costs, he said.
The new plan will include procedures, zoning districts, land uses and development standards, as well as rules for parking, lighting, landscaping and signage.
The final document will likely be around 600 pages, including 100 pages of definitions, Meadows said.
A new draft should be ready in the first few months of 2026, he said.
The most wide-reaching change from the map as it stands would be rezoning large swaths of town from mixed-use to a handful of newly drafted designations.
Now, only a cluster of districts in the northeastern part of town are zoned for specific uses, including business, light industry and low-density residential. The new plan would turn the map into a patchwork of more evenly distributed, narrowly tailored districts, including the newly defined Agricultural Residential, Rural Residential and Low Density Residential, each with guidance on attributes like setback, land use and building size.
All current allowed uses will be grandfathered in, Meadows said.
There will be at least one more similar public feedback meeting before a plan is adopted, he said.
Mallo said she expects the lines on the map to be the most significant change to the draft plan between now and the release of the next iteration, but others might include renaming the proposed Agricultural Residential district based on negative feedback, for instance.
“In the current zoning, there are some building heights at 60 feet and that just seems unnecessarily high, especially for a commercial building, so there’s some discussion about lowering those, but again, everything’s a draft. Everything’s up for change and that’s why we’re having meetings like this,” she said.
“10 years ago, we didn’t have things like event centers or data centers or solar farms. None of that stuff existed. 10 years from now, there’ll be things that we haven’t dreamed of,” Meadows said.
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George Fabe Russell is the Henderson County Reporter for the Hendersonville Times-News. Tips, questions, comments? Email him at [email protected]. Help support local journalism by subscribing.