Mills River Annexes 83-Acre Industrial Tract, Zones It Light Industrial

Mills River pushed its town limits into Ferncliff Industrial Park on Nov. 12, 2026, annexing roughly 83 county-owned acres at 260 Pinner Road and assigning them Light Industrial zoning. Through two back-to-back public hearings and a string of voice votes, the Town Council also returned a 15-acre parcel near Asheville Regional Airport to industrial use and accepted a clean audit. The vote leaves the town's industrial footprint larger and its finances strong, but Pinner Road neighbors still have flooding and access concerns.

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• 83-acre Pinner Road annexation adopted under Ordinance 2026-28, with no Fletcher Fire debt while the county owns the land
• Light Industrial zoning assigned to the annexed tract under Ordinance 2026-29 despite neighbor concerns about road access
• 598 Miles View Drive rezoned back to industrial, reversing a 2021 residential designation, with airport support
• Clean FY2026 audit accepted; available fund balance about $9.7M, far above the state municipal average
• County reappraisal notices arrive around Feb. 15; appeals due May 14

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Ferncliff Park Grows Inside Town Limits

Why it matters: The town adds industrial land in Ferncliff Industrial Park without taking on new fire debt for now. A no-outlet road that floods remains the main concern for neighbors.

Where things stand: Henderson County requested voluntary annexation of 260 Pinner Road on Sept. 14. The clerk's sufficiency review was accepted Oct. 8, and the hearing was noticed Oct. 28. Staff said the property is tax-exempt while the county owns it, so the town does not take on a share of Fletcher Fire and Rescue debt.

That protection has a time limit. Asked to confirm the no-debt arrangement, Mayor Shanon Gonce said it was "my understanding, as long as the county retains ownership of the property." The clerk agreed. A future sale to a private owner could change that.

The zoning piece: Planning Director Michael Malecek said the Planning Board "did recommend approval of assigning the light industrial zoning district," matching the county's request and its existing industrial zoning. He noted the land just to the south is already Light Industrial, so the assignment is not spot zoning, meaning zoning that singles out one parcel for treatment that doesn't match its surroundings. He found the zoning consistent with the Making Mills River 2040 future land use map.

Brittany Brady, President and CEO of the Partnership for Economic Development, spoke for the county as property owner. She said Ferncliff Park's covenants will continue to apply. Responding to the mayor, she said the partnership is working with the North Carolina Department of Transportation on access along Pinner Road and Ferncliff Park Drive, including possible emergency exits.

The other side: Bill Norwood, a Pinner Road resident, told council the road is a no-outlet route used by school buses. He said it floods and was cut off for three days during Hurricane Helene, and he asked planners to consider road improvements and extensions. The mayor also read emailed comments from two other Pinner Road residents, Julie Simons and Philip Dorsey, who asked council to give the zoning careful consideration.

Decisions and stakeholder impacts: Council closed both hearings. It then adopted Ordinance 2026-28 (annexation), Ordinance 2026-29 (zoning), and statements of consistency and reasonableness (For: voice vote, tally not stated; Against: none; Absent: Councilmember Brian Kimball, excused).

The county and the economic development partnership gain town zoning for long-planned industrial use. Pinner Road households carry the access and flooding risk until any road work happens. Town Manager Matthew McKirahan called the annexation "a true collaborative effort to make this happen," and Councilmember Sandra Goode thanked the Fitzpatrick family and others, saying "it's a wonderful gift to the residents of Mills River."

What's next: Watch for partnership updates on its work with NCDOT on access, and for any change in ownership that would bring up the fire-debt question again.

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Miles View Drive Parcel Goes Back to Industrial

Why it matters: The vote reverses a 2021 decision and keeps homes out of an area the airport considers incompatible because of noise and safety.

The basics: Planning Director Michael Malecek reminded council that it "actually rezoned this property from light industrial to the residential district in 2021." Ordinance 2026-27 moves roughly 15 acres behind the Amazon facility from MR-30 residential back to light industrial.

Where things stand: Owner Rocky Creek Ventures, LLC applied Aug. 3. The Planning Board tabled the request Sept. 1, then recommended approval on a 5-2-2 vote Oct. 6. Staff said light industrial land surrounds the site, except for 120 feet of frontage shared with two homes.

Applicant Steven Teachout said he bought the property in 2023. He said the previous owner had sought residential zoning for Airbnb use, and that access to the site is by easement through the Brown property.

Jared Merrill, Vice President of Planning at Asheville Regional Airport, spoke in favor. He cited Federal Aviation Administration land-use compatibility, specifically noise and public safety near the airfield. No one spoke against the request.

Decisions and stakeholder impacts: Council adopted Ordinance 2026-27 plus statements of consistency and reasonableness (For: voice vote, tally not stated; Against: none; Absent: Councilmember Brian Kimball, excused). The owner gains industrial entitlements and the airport gets a buffer it supports. The two neighboring homes along the shared frontage now border industrial zoning on that side.

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Clean Audit, Deep Reserves

Why it matters: A clean opinion and large reserves give Mills River room to absorb shocks and plan capital spending.

Where things stand: Travis Keever, Auditor with Gould Killian CPA Group, reported an unmodified opinion for the year ending June 30, 2026: "So clean opinion, no findings, no financial performance indicators." He found no material weaknesses and no material noncompliance.

The key figures:
- Net position about $20.45M
- General fund revenue about $7.6M against about $6.4M in spending
- Fund balance $10.3M, with about $9.7M available
- Available fund balance about 150% of expenditures, compared with a 61% statewide municipal average
- Property tax collection at 99.66% on a 17-cent rate

The town drew about $222,000 from the state's interest-free Hurricane Helene cash flow loan program. The artifact notes that Federal Emergency Management Agency funds must still be tracked separately.

Decisions and stakeholder impacts: Council accepted the audit by voice vote with no opposition. Taxpayers get confirmation of strong books ahead of the budget and tax-rate decisions coming next spring.

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Reappraisal Notices Coming in February

Why it matters: Every Mills River property owner will get a new assessed value. The county's sales ratio of 86.995 suggests values will rise toward full market value.

Where things stand: A Henderson County Tax Office presenter said state law requires reappraisals every eight years, but the county does them every four. The reappraisal takes effect Jan. 1, 2027. The county reviewed about 71,150 parcels and expects roughly 8,500 qualified sales. Mills River has 4,447 parcels.

What's next:
- Value notices go out around Feb. 15.
- Informal reviews with the assessor run January through April 13.
- The Board of Equalization and Review convenes April 14.
- "Just understand that the last day to file an appeal is May 14th," the presenter said.
- Councils must set tax rates by June 30, and bills go out around Aug. 1.

Questions can go to taxdepartment@hendersoncountync.gov.

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• Fire and Rescue update: The new chief, 90 days into the role, reported 10% to 15% call growth and more vehicle crashes. The department is pre-planning "the 26 most high-risk occupancies in Mills River."
• More fire news: A new tanker has arrived and the Station 2 project awaits groundbreaking. A utility project will close the apparatus apron for about 48 hours.
• Recognition: Council honored Jim Foster for 14 years on the Planning Board, thanked veterans, and thanked the mayor for his service.
• Consent agenda: Approved by voice vote with no discussion.
• Closed session: Council entered a closed session to consult with the town attorney after the business meeting.

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Looking ahead: The new council is seated at the Dec. 3 organizational meeting. The Dec. 10 agenda includes:
- An amended Unified Development Ordinance (UDO) hearing and a reconvened UDO fee hearing
- Rezoning R2604 at 32 Schoolhouse Road
- Community survey results and advisory board charters
- A council salary policy update, which Town Manager Matthew McKirahan said council "directed us to bring that back in December to talk about, uh, potential salary adjustments."