Planning Board Backs Industrial Zoning for Miles View Parcel, Tables Schoolhouse Road
Planning Board • Mills RiverOctober 6, 2026
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The Mills River Planning Board voted 6-1 on Oct. 6, 2026, to recommend returning a 15-acre parcel behind the Amazon facility from MR-30 residential to light industrial. The board also recommended industrial zoning for an 83-acre county parcel up for annexation and put off a decision on a 63-acre Schoolhouse Road request until Town Council settles its new development code. All three requests sought a conventional rezoning, which opens a parcel to every use the district allows. Members kept asking whether they should be approving land with no stated plan.
- 598 Miles View Drive recommended for light industrial, 6-1, after debate over open-ended uses near homes
- 63-acre Schoolhouse Road rezoning tabled 5-2 over farmland, 80-foot buildings and traffic
- Ferncliff annexation parcel recommended for light industrial, 6-1, with Board Member Jennie Sealey opposed
- Members pressed for conditional zoning, but staff said the board's legal authority has limits
Miles View Parcel Heads Back Toward Industrial
Why it matters: The R-26-03 recommendation would return 15 acres to the zoning they once held and align them with neighboring industrial land. Some members worried that a conventional rezoning leaves the door open to any light industrial use near homes.
The basics: In a conventional rezoning, the board weighs every use the new district permits. In a conditional rezoning, the applicant ties the request to a specific project and conditions. The Planning Board is advisory, and Town Council makes the final decision.
Where things stand: Staff said the tract was once zoned light industrial and later rezoned MR-30. Staff found the request consistent with the comprehensive plan and recommended approval. Owner Stephen Teachout of applicant Rocky Creek Ventures, LLC said he bought the land for a company headquarters, left after Hurricane Helene and cannot sell it as residential. He said he hopes to sell to the buyers of the neighboring Brown property. His fallback options are truck storage or a build-to-suit.
"I'm not a developer. I don't want to develop," said Teachout.
Planning Board Chair Lisa Marino noted that the adoption draft of the town's new Unified Development Ordinance (UDO) maps also proposed industrial zoning for the site. Board Member Brad Burton said the request fits the town's adopted plans and that required buffers would apply. "It is congruent with the future land use map," said Burton.
Vice Chair Jim Foster cast the vote as overdue. "We get a chance to correct a wrong that was done in 1970," said Foster.
The other side: Board Member Mike Cole cited comprehensive plan objective 2.4.1 and pushed for a process that would pin down the end use. "Why wouldn't we go through conditional rezoning, so that we know specifically what it is," asked Cole.
Planning Director Michael Malecek answered that a conventional request must be judged on all potential uses. He said discussing specific plans could look like contract zoning, a legally risky deal tying a rezoning to promises from the applicant. "The board can suggest, but the board cannot— should not deny a conventional rezoning purely to force an applicant to go through a different process," said Malecek.
Decisions and stakeholder impacts: Foster moved approval, and the motion passed (For: 6, Against: 1). The dissenting member was not identified. The board then adopted its statement of consistency (Exhibit 9), the required finding on how the decision fits adopted plans, with one nay. The outcome favors the owner's plan to sell to an adjacent buyer. Nearby residents get no guarantee about what will be built, though buffers would apply.
What's next: The recommendation goes to Town Council.
Schoolhouse Road Rezoning Waits on Council
Why it matters: A 63-acre site near farmland could move from neighborhood commercial to light industrial. Staff recommended approval, but members wanted to see Council's decisions on the UDO and building heights first.
Where things stand: Jordan Skelly of Lee & Associates filed the R-26-04 application Aug. 11 for White Oak Development, acting as agent for owners Michael and Ronnie Perry. Staff found it consistent with the future land use map and comprehensive plan.
Brandon Freeman, an attorney with Allen, Stahl, and Kilbourne representing the applicant, said the parcel sits in a limited industrial-and-employment area of the map. He noted it abuts light industrial uses and has a floodplain buffer to the south. He called it "another one of those requests that is requesting a rezoning to be consistent with your future land use map."
The other side: Members raised the loss of farmland and the prospect of buildings up to 80 feet. One member questioned traffic on Schoolhouse Road and said industrial use should be concentrated near Ferncliff. Burton noted that NCDOT manages access on the road. Members also called for more forethought on Mills River's mixed-use areas.
Malecek added a key detail: the UDO adoption draft likely would have placed the parcel in rural preservation. That puts the town's adopted map and its proposed new code in tension on this site. Cole proposed waiting until Council acts.
Decisions and stakeholder impacts: The board voted to table the request to its next meeting (For: 5, Against: 2: Foster and Burton). The delay leaves the owners and White Oak Development in limbo for at least a month. Neighbors concerned about farmland and traffic gain time to see how Council handles height limits.
What's next: The item returns at the Planning Board's Nov. 17 meeting. Council's UDO hearing resumes Oct. 22.
County Parcel Gets Industrial Nod Ahead of Annexation
Why it matters: If Council annexes the land, light industrial zoning could take effect immediately. The site would then fall under town floodplain rules and add to the town's tax base.
Where things stand: Henderson County petitioned Sept. 14 to annex the 83-acre parcel at 260 Pinner Road. The county already zones it industrial, and it sits just north of Ferncliff Industrial Park. Staff recommended light industrial as the most compatible district, consistent with the future land use map.
Members noted that annexation is Council's call. They also noted that the county could sell the land for industrial use either way. Malecek said town oversight would add protections, because "the town of Mills River has much more stringent floodplain regulations than the county."
The other side: One member relayed concerns about pollution from farmers across the French Broad River. Another suggested rural agriculture zoning instead. Staff warned that assigning a different district would likely amount to spot zoning, meaning singling out one parcel for treatment out of step with its surroundings and the plan.
Marino said the site's location near the airport made it the best fit of the night. "Of all the properties we've looked at tonight, this is the most appropriate," said Marino.
Decisions and stakeholder impacts: Foster moved the recommendation, and it passed (For: 6, Against: 1: Sealey). The statement of consistency (Exhibit 10) passed with one nay. The county gains a path to sell industrial land under town rules. Downriver farmers' pollution concerns remain on the record for Council.
What's next: The zoning applies only if Town Council chooses to annex the parcel.
Minor Items
- Agenda and Sept. 1 minutes approved by voice vote.
- Malecek said Council made further UDO changes at its Sept. 24 public hearing and recessed it to Oct. 22.
- Council planned an Oct. 8 discussion on building heights and wants added standards for industrial buildings over 35 feet, especially outside existing industrial parks.
Looking Ahead
The Planning Board meets Nov. 17, when Schoolhouse Road returns, and again Dec. 1. Staff also reminded members of the upcoming volunteer dinner.