Ghost-Sign Mural Stalls as Biltmore Village Recovery Projects Advance

Asheville's Historic Resources Commission spent nearly an hour on Oct. 14, 2026, debating whether a 200-square-foot painted "welcome" over a century-old ghost sign is public art or an oversized sign. It then continued the case to Nov. 18. Over a session of more than three hours, the commission cleared four other Biltmore Village projects by voice vote, including the city's $2.49M post-Hurricane Helene streetscape rebuild, signaling that storm recovery is moving forward even as the district's rules strain under new demands.

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• Mural over ghost sign continued to Nov. 18 after clash over 30-square-foot sign limit
• $2.49M state-funded streetscape rebuild approved: 23 trees out, 11 in, construction targeted early 2027
• 1 Swan Street porch enclosure approved after railing-height glazing compromise
• 5 Boston Way approved once applicant dropped bay window on original cottage
• Biltmore Village train depot site work approved; merchants pitch village-wide furniture prototype

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Mural or Sign? Village Welcome Hits a Wall

The basics: A ghost sign is faded historic advertising painted on masonry. The proposal at 32 Hendersonville Road would paint a 20-by-10-foot mural on the building's north wall, where a layered ghost sign now sits.

Why it matters: The ruling could set precedent on whether "murals" escape sign limits in a district governed by 1988 guidelines that never define the term. Village merchants say they badly need the visibility.

Where things stand: Alex Cole, Urban Planner III and HRC staff liaison, said he supports village recovery but flagged conflicts with Book 2 standards on preserving masonry, a National Park Service preservation brief on ghost signs, and a 30-square-foot cap on flush-mounted signs. "I do note concerns in my staff report, as you'll see, about painting over the existing signage," said Cole. He suggested a smaller flush-mounted sign in the lower right corner instead. When members asked about flexibility, Cole noted the commission cannot grant variances from its own standards: "Only the Board of Adjustment can."

Owner Jenny Serrato called the wall a chaotic overlay of signs. Muralist Scott Allred described a mineral silicate paint that he said bonds chemically to brick and lets it breathe. "I think the size restriction is kind of extreme," said Allred.

Organized village support: Benjamin Mitchell, chairman of the Biltmore Village Merchant Association, and Vanessa Salomo, vice chair of the Historic Biltmore Village Association, framed the project as placemaking. Mitchell cited a traffic study showing roughly 35,000 cars a day through the intersection. He said his association's budget is roughly $45,000 a year, and past banners cost $8,000 to $10,000 a year, which he called unsustainable. "We desperately need visitors, and we would implore you to strongly consider any mechanism at your disposal," said Mitchell, who also argued the wall carries a preexisting nonconforming use. "That is a wonderful location for that sign, just because it says, hey, welcome to the village," said Salomo, adding that funding is already secured.

The other side: Commissioners raised a 1924 deed covenant that bars signs not advertising the on-site business. They also noted the guidelines are silent on the difference between a mural and a sign. "I would call this a sign, not a mural," said Commissioner Jenny Bowen. "As it sits right now, I would not pass this." She asked for a size-compliant rendering.

Decisions and stakeholder impacts: The commission continued the case by voice vote; individual tallies were not recorded. Serrato agreed to the delay. "I don't necessarily see a reason to require a vote today because I think we want to do it right," she said. Merchants keep their funding but face a design that may need to shrink dramatically. Preservationists keep the ghost sign intact for now.

What's next: Staff and the commission's legal advisor will research the deed restriction. The applicants may return Nov. 18 with a size-compliant design.

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City's Streetscape Rebuild Gets the Green Light

Why it matters: The approval unlocks $2.49M from the N.C. Department of Commerce, plus a partial TDA LIFT grant, to rebuild Helene-damaged sidewalks across Kitchen Place, Biltmore Plaza, Boston Way and Swan Street. Cole said the grant money must be spent by October 2028, and construction is targeted to start in early 2027. Staff designed the project in-house to speed the work.

Where things stand: Rebecca Cipriano, a city landscape architect in capital projects, said bricks will be reset on a concrete base for durability and ADA compliance. Pine Hall rumbled brick will be mixed with salvaged historic brick, with buff brick marking ramps. Crews will also pre-lay conduit for FEMA-funded lighting. The plan includes granite curbs and new ADA ramps.

David Hazard, a city urban designer and landscape architect, said bulb-outs (curb extensions) at Biltmore Plaza and Boston Way will shorten crossings, slow traffic and make pedestrians more visible. He noted Kitchen Place's original Olmsted design used forced perspective: "it's actually narrower at the lower end than the upper end." Drainage is the hard part. "It is dead flat out there, just about, and moving water is a challenge," said Hazard.

The other side: The tree trade-off is real. The project removes 23 trees and plants 11. "The tree roots will be impacted. There's no way around it," said Cipriano, despite fenced protection zones. Replacement species include London plane, pin oak, linden and eastern redbud, the redbud chosen for spots under power lines.

Decisions and stakeholder impacts: The certificate passed by voice vote, conditioned on final site plans going to staff. Pedestrians and wheelchair users gain safer, level crossings. Merchants, who backed restoring the primary alley, face construction disruption starting in 2027. Tree advocates absorb a net loss of 12 trees.

What's next: Final site plans go to staff for review before construction begins.

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Two Cottages, Two On-the-Spot Compromises

1 Swan Street: Staff objected that floor-to-ceiling glass would erase the enclosed front porch's identity as a porch on this Richard Sharp Smith cottage, citing a 2 Alsells precedent. Staff also noted a missing screening spec for the rooftop mechanical unit. "Ideally we would restore the railing and the porch," said Cole, while acknowledging commercial tenants' space needs.

Architect Laura Hudson said the rear door would rise about 18 inches to sit level with the main floor, with a wood ADA ramp to follow, and that the porch brackets would stay. Commissioner Robert A. Mays called the design "an improvement over what's there now." Other commissioners preferred keeping the glass at railing height. One proposed a rail-height divider with glass below it. "I think it's a great suggestion," said Hudson.

The certificate passed by voice vote on motions by Mays. Conditions require revised elevations plus mechanical unit specifications and screening.

5 Boston Way: Staff supported a bay window on a non-original addition but not one that would remove two windows on the original cottage. Cole cited the standard: "bay windows may only be considered if their installation does not require removal of original windows or trim." The applicant dropped that window and agreed to keep the full-width entry stair. Plastic brick on the addition will be replaced with painted stucco. The certificate passed by voice vote, with window, door and crawl-space grill specifications due to staff.

Why it matters: Both cases show the commission's habit of negotiating amendments in real time rather than denying outright. For storm-damaged commercial cottages, that means faster approvals with less design latitude.

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Depot Site Work Clears Path to Reopening

Where things stand: The 30 Lodge Street train depot, owned by Sarah Properties LLC, needs site upgrades after a major rehabilitation approved months earlier. The plan widens the sidewalk to 5 feet and adds outdoor dining furniture, a bench, two bike racks, ABC-required bollards and a trash enclosure. Applicant Chris Reno said the work follows "the city's request for a level 1 site compliance because of the amount being invested in the building relative to the pre-storm value."

Why it matters: The depot's reopening is a visible recovery milestone. One commissioner said the project has drawn hundreds of positive reactions from railroad enthusiasts.

Stakeholder angle: Mitchell noted that benches in the public right-of-way were damaged or displaced by the storm. "I just wanted to offer our willingness to work with you all to establish some sort of prototype," he said, pitching a uniform village furniture standard.

Decisions: The certificate passed by voice vote. The trash enclosure width must be submitted to staff.

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Minor Items

• 7 Cherokee Road: The Albemarle Park retaining wall reconstruction was continued to November by voice vote; no reason was stated.
• Minutes: September and April 28 work session minutes were approved; one commissioner urged attaching verbatim transcripts after concluding that opponents got "short shrift."
• New member: Commissioner Melody Oxendine joined the commission, which members say is short three seats.
• Executive committee: The committee has two members; Bowen wants a Montford representative, citing 80% to 85% of the workload.
• Section 106 warning: Former commissioner Annie McDonald said Senate Bill 5653 and proposed federal rule changes would weaken historic review protecting Buncombe County's 134 National Register listings.

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Looking Ahead

The commission meets next on Nov. 18, 2026, at 4 p.m., when the ghost-sign mural and the 7 Cherokee Road wall return. The chair said she will decide on executive committee appointments within a couple of weeks, and staff want to begin planning a commission retreat.