Town Council Work Session and Action Meeting Summary - Wednesday, 8/27/25

The Lake Lure Town Council Work Session and Action Meeting is scheduled for Wednesday, August 27, 2025 at 8:30 a.m.

The meeting is open to the public. 

The meeting will be held at The Landings at 920 Buffalo Shoals Road, Lake Lure, NC 28746. 

The following is the agenda for this meeting. You may download the meeting packet for additional information.

 

I. Call to Order

 

Mayor Pritchett called the meeting to order and welcomed everyone in attendance.

 

II. Agenda Adoption

 

The meeting agenda was approved as posted. 

 

III. Support for Rowing in 2026

 

Communications Director Laura Krejci reported that there have been discussions about the possibility of hosting rowing teams as one of the first public uses once Lake Lure reopens in 2026.

• It is noted that the lake does not have to be at full pond for rowing teams to practice; however, they will need an extended ramp in order to access to the water.
• There was a discussion to identify any steps necessary or preparation that is needed to support rowing teams in March of 2026.
• Ms. Krejci asked Rumbling Bald General Manager Jeff Geisler to share his thoughts on this topic.  
• He advised that the rowers need the lake level no lower than 10-12 feet below full pond, in order to use the lake. 
• He also needs an extended ramp to accommodate the rowers reaching the water if the lake is still down. 
• He also has temporary docks which can be used to support the rowers reaching the lake if the level is still significant;y down.
• He has 8-10 rowing teams on hold awaiting confirmation that the lake can be used. 
• He needs to know by November if they are to plan to come the fist week in March 2026. 
• Town Council discussed the fact that we are uncertain how long the USACE will be working to restore the lake. 
• Their contact expires in September but they are hopeful it will be extended into October. 
• Everyone was in agreement with supporting the rowers in March if at all possible. 
• Everyone was very hopeful that the lake would be back in operation by late spring 2026. 

 

XII. Marina Boardwalk Request

 

Marina James Sciandra, new marina owner presented a project containing a boardwalk on Town property that would connect the new marina to the Lake House Restaurant.

• Mr. Sciandra provided the following photo to illustrate his request for use of Town Property.
• Community Development Director Mike Williams provided additional information. 
• Town Manager Olivia Stewman was asked to develop an agreement for review by Town Council so they may consider the request for use of Town property.
• This item will be postponed until the next Town Council Meeting for an agreement to be established.

 

V.  Tree City Presentation

 

Development and Environmental Review Specialist Richard Carpenter has been in discussion with the North Carolina Forest Service regarding Tree City USA membership.

• Per the Arborday Foundation, Tree City USA is an annual national recognition program designed to raise awareness of the value of community trees, set foundational standards for communities of all sizes, and celebrate community improvement.
• The town already meets the majority of all requirements to become a Tree City.
• However, staff do have recommended alterations that would make the application process, and administration, more efficient.
• Mr. Carpenter presented a proposal for Tree City recognition.  The idea is to apply for Tree City USA recognition in Fall of 2026 with support from Town Council.
• He proposes creating a Tree City/Tree Preservation board with possible Bee City USA recognition.
• There was a discussion about creating another board but Town Council recommended incorporating this board into the Parks and Rec Board even if additional members needed to be added.  
• A charter needs to be drafted to incorporate this work.
• The resolution was approved.

 

VI.  Hager Strategic Solutions Updates

 

Mike Hager provided updates though he stated there was not much to report. He will be back in session September 22, 2025.

• House 907 is under scrutiny. It’s like a rainy day fund.
• The bill has not moved at this time, but it could.
• He is working to get extra funds to help offset costs for the Lake Lure Station II construction.

 

VII.  Storm Recovery Updates

 

Town Manager, Olivia Stewman advised that the US Army Corps of Engineer's timeline for completion of the lake restoration is uncertain.  The own is hopeful they will extend their work through the end of October.

The privates road and bridges deadline is August 31, 205.

 

VIII. Fairfield Station Retrofits

 

Fire Chief Dustin Waycaster advised that the Fire Department began operating out of the former Fairfield Volunteer Fire Station, now Lake Lure Station 2, in July.

• This followed the hiring of three additional employees, deemed necessary after Hurricane Helene.
• If awarded the SAFER grant, we plan to hire four more members.
• To accommodate these additional personnel at Station 2, the Town must retrofit the building to meet current codes and standards.
• The total estimated cost for the retrofits is $350,000.
• The Fairfield Volunteer Fire Department Board has pledged $100,000 to assist with these upgrades.
• The Town also applied for funding through OSFM and has been awarded $50,000, with the potential for additional funding in the future.
• With the available funds, the Town intends to install a sprinkler system, estimated at $120,000. Completing all remaining code-compliant retrofits is expected to cost approximately $200,000.
• While we hope for additional OSFM grant awards, it is possible that the Fire Department may request a budget amendment to cover any remaining costs.
• There was a discussion regarding the TDA funds that have been donated for Lake Lure and Chimney Rock, which totals $170,000. 
• Ms. Stewman contacted TDA to confirm that the funds could be used for Public Safety. 
• The Town will begin getting quotes to move forward with the project and continue to identify other funds that may be available to support the project.

 

IX. Discuss FEMA Alternate Project Possibilities

 

Ms. Stewman reported that FEMA’s Section 428 Program refers to the Public Assistance Alternative Procedures (PAAP) for Permanent Work, authorized under Section 428 of the Robert T.

• Stafford Disaster Relief and Emergency Assistance Act.
• This program allows for the replacement of systems in ways different from pre-disaster conditions or for completely alternate projects.
• It applies to large projects, and multiple projects within the same category can be grouped together to create a single large project.
• FEMA and the Town agree on a fixed cost offer, which cannot be amended once accepted. Eligible work includes Permanent Work (Categories C–G), such as roads, bridges, water control facilities, buildings, utilities, and parks; it does not apply to Emergency Work (Categories A–B).
• The program also allows for partial restoration work, and any funds remaining above the fixed cost offer can be used for other eligible recovery or mitigation activities.
• The deadline to accept fixed cost offers is March 28, 2026. While there is time to make a decision, Town staff would like to begin evaluating our options now. Town Manager Stewman has prepared a memo regarding initial possibilities.
• Doug from ICF provided additional details regarding the program.

• There was a discussion regarding the RFQ for the marina docks. 
• Parks, Recreation, and Lake Director Dana Brandley is preparing this and it is close to completing this but we were holding off until we confirmed the funding we have from FEMA as we have to be sure we have funding in place before awarding the proposal.  
• Town Council would like to see the RFQ for the docks go forward even if we have to rebid this project due to costs.
• The Marina Office might be a propject that could be included in Section
• Hyrdro-electiric plant.  In recent years we have made little money on the plant.  We might want to use the funds for this in another higher priority. 
• FERC requirements may be a factor and it depends. 
• It would be ideal to get a replacement dam. 
• Lake access ramps need to be replaced but might need to be relocated. 
• We could combine the following projects in each category to reach the large project threshold:
  • Category C
    • Hydroelectric Plant Access Road
    • Flowering Bridge
  • Damage Recommendation: Use funds to replace damaged assets with alternative methods or materials.
  • Recommendation: Allocate funds toward a higher-priority eligible project to maximize impact.
  • Category E
    • Town-wide Vehicles Damages
    • Consolidated Building Contents Damage
    • Town Hall/Police Storage Shed
    • Town Hall/Police Parking Area
    • Town Hall/Police Generator
    • Town Hall/Police Building Damages
    • Marina Office Damages
    • Gate House Beach Damage
    • Change Building Beach Damage
    • Community Center Damage
    • Police Boat House Damages
  • Recommendation: Consider demolishing facilities and converting sites into greenspace; apply the remaining funds to higher-priority projects.
  • Recommendation: Complete desired repairs; any remaining funds may be applied to other eligible activities.
  • Recommendation: Use funds to replace damaged assets with alternative methods or materials that enhance resilience or efficiency. For the Marina Office: Evaluate whether to replace like-for-like or pursue a redesigned solution to better meet future needs.
  • Category F
    • Subaqueous Sewer System Damages
    • Switchgear Building Damages
    • \Hydroelectric Generating Plant Damages
  • Recommendation: Use funds to replace damaged assets with alternative methods or materials that enhance resilience or efficiency.
  • Recommendation: Consider demolishing facilities and converting sites into greenspace; apply the remaining funds to higher-priority projects.
  • For the Hydroelectric Plant: Assess the value of rehabilitation versus demolition, considering limited revenue, lake level management, potential FERC requirements, and planned replacement dam. I contacted Schnabel Engineering regarding the need for the hydro facility for redundancy purposes. Per Schnabel, the hydro facility’s ability to pass water is not critical enough to justify repairs solely for redundancy. While redundancy is generally beneficial, the hydro facility’s output (~300 cfs) is relatively minor compared to the 3,000–5,000 cfs that can be passed through the tainter gate spillway (depending on gate position and reservoir level). Additionally, the low-level outlet (reservoir drain) can pass another 1,000–1,500 cfs. The only scenario where the hydro facility might be useful is if you need to pass base flow while keeping the tainter gates closed and the reservoir drain offline—possibly during an extension of the LLO pipe for a replacement dam. In regard to FERC, Schnabel explained that they are not sure if FERC would be trigged, but it is a possibility under certain circumstances.
  • Category G
    • Weed Patch Mountain Trails Damages
    • Morse Park Damages
    • Buffalo Creek Park Damages
    • Accretion Island and Drainage Canal Damages
    • Lake Access Ramps Damage
    • Lake Lure Beach and Water Park Damages
  • Recommendation: Complete repairs incorporating improvements or modifications; allocate any surplus funds to other eligible activities.
  • Recommendation: Consider replacing damaged facilities with alternative methods or relocating assets to more suitable locations. For Lake Access Ramps: Determine whether to retain current locations or relocate based on future use and accessibility.

In summary, utilizing FEMA’s Section 428 Program offers both opportunities and considerations.

• On the one hand, it provides flexibility to approach recovery projects in ways that best meet the Town’s long-term needs, allows for potential cost savings, and can enable improvements or alternate methods rather than simply restoring pre-disaster conditions.
• On the other hand, it requires careful planning and decision-making, as the agreed-upon fixed cost offer cannot be amended and the Town assumes responsibility for any cost overruns.
• This is intended as an initial conversation to explore possibilities, prioritize projects, and consider the best path forward.
• While we still have time, it is important to keep in mind that we must reach an agreement on a fixed cost offer by March 28, 2026.
• Early discussion and thoughtful evaluation will ensure that we are positioned to make informed decisions that maximize the impact of available funds while supporting the Town’s recovery and future resilience.
• The recommendation is to review the Marina office and what the town would like to do. Hydroelectric plant, feel benefits are low maybe look at using these funds somewhere else.
• The dam replacement and lake access ramps are possible alternate projects.
• Some discussion and council will continue to review recommendations.

 

X. Discuss Revenue Opportunities

 

As the Town continues navigating the lengthy recovery process, there are many unknowns regarding timing, costs, and available funding.

• Given this uncertainty, Town Management and Finance staff recommends beginning conversations with Council regarding opportunities to increase revenues moving forward.
• Establishing sustainable and diversified revenue streams will be critical for the Town’s long-term stability.
• Town Manager Stewman and Director Ford have prepared a memo detailing revenue opportunities for consideration.

As we continue navigating the lengthy recovery process, there are many unknowns regarding timing, costs, and available funding. Given this uncertainty, I would like to begin conversations with Council regarding opportunities to increase revenues moving forward. Establishing sustainable and diversified revenue streams will be critical for the Town’s long-term stability. Below are several initial recommendations for consideration:

1. Boat Permits

• Non-Motorized Boat Permits: Reinstate non-motorized boat permits and explore adjustments of other boating permit fees for optimal revenue channels while also considering safety and management of the lake.
• The ridding of the of non-motorized permits (combined with realignment adjustments) resulted in a loss of approximately $200,000 in revenue.
• In addition to the financial benefit, reinstating the program would also improve our ability to identify and contact boat owners, which proved challenging after so many were displaced during Hurricane Helene.

2. Facility Rentals

• Increase flexibility in Gazebo Rentals by offering half-day as well as full-day increments. Consider adjustments to fee. Evaluate associated fees. Provide more resources available for rental-(i.e. chairs, tables, etc.) and charge for set up fees as well.
• Explore opportunities for picnic areas and recreational facilities that could be offered as rentals (e.g. Picnic Creek Pool Park).

3. Parking

• Implement paid parking in the Morse Park and Town Center area with options for hourly or daily rates.
• Explore allowing overnight parking at designated locations, with an associated fee.

4. Sanitation Fees

• Consider implementing garbage collection fees or a hard trash disposal charge to offset rising waste management costs and associated labor for hard trash removal.

5. Utility Rates

• Review the water and sewer fee schedules, which have not been adjusted in five years, to ensure rates align with current operating costs and infrastructure demands that have been all affected by inflation.

6. Fire Tax Rate

• Raise the fire tax rate in the next budget year to support staffing needs and apparatus replacement, ensuring continued delivery of critical fire protection services.
• There was a discussion regarding the need for a new Fire Engine. 
• Chief Waycaster advised that the average timeline for ordering a new Fire engine is 3 years.  

7. Investment Fund Policy

• Finance Director Steve Ford recommended that Town Council consider passage of a formal investment policy that guides Administration and Finance to ensure maximum investment/interest earnings on held funds.

8. Event Fees

• Study future reviews and analysis from staff that details Town’s expenses incurred to provide services and needs for Town events sponsored and offered by private groups.
• Consider fees and permits that absorb all costs related to such events

These recommendations are intended as a starting point for Council’s discussion.  

Town leaders will continue to review options and bring resolutions to Town Council before any changes are implemented.

 

XI. Review Updated Draft of Sewer Capacity Allocation Policy

 

Public Services Director Dean Lindsey reported that in March 15, 2022, the NC Division of Water Resources (DWR) placed the Town of Lake Lure under a sewer moratorium, prohibiting the addition of new wastewater to the Lake Lure Wastewater Treatment Plant (WWTP), under the authority of NCGS 143- 215.67.

• The moratorium remains in effect until the Town can demonstrate that its system can adequately treat additional flow.
• On April 1, 2025, the Town requested approval for a new flow allocation totaling 84,000 gallons per day (GPD), which the Division approved on May 23, 2025.
• Staff is recommending a policy to govern the allocation of wastewater treatment capacity, ensuring that the Town’s limited capacity is used efficiently and equitably, with priority given to residents and developments within municipal limits.
• The initial draft policy was reviewed at the July 23rd Council work session and action meeting.
• Based on those discussions, the draft has been revised.
• Town Council will review all of the out-of-town requests for approval.

 

XII. Consider Approval of LaBella Task 27 for Boat Ramp at Rumbling Bald

 

The Town is pursuing a deep-water access boat ramp that will allow equipment to be launched into the Lake at water surface elevations as low as 970.

• Coordination is underway with Rumbling Bald to extend the resort’s existing ramp to the desired elevation.
• LaBella Task 27 includes processing the previously collected aerial survey data from the Lake’s normal pool elevation down to approximately 963.0, which was the level exposed when the aerial imagery was taken.
• This survey mapping will form the design basis for ramp alignment and slope.
• No additional survey work above the normal pool elevation is included; readily available aerial or satellite imagery will be used in the design drawings for those areas.
• Geotechnical borings will be conducted to determine ramp structural design and stability requirements.
• Up to four borings, each approximately 20 feet deep, will be obtained.
• LaBella will prepare plan layouts and structural detail drawings for the concrete boat ramp and review them with the Town prior to final design.
• The ramp is expected to extend well into the Lake bottom due to the gentle slopes in the Rumbling Bald area. No special features, such as a bench or laydown area (previously considered for the Rock Crest Cove ramp), are anticipated.
• Permitting requirements will be identified, and LaBella will prepare and submit the necessary applications.
• A USACE 404 Permit and NC 401 Water Quality Certification are expected.
• The Town will be responsible for all permit fees, either paid directly or invoiced as pass-through charges if paid by LaBella.
• During construction, LaBella will assist the Town as needed by responding to requests for information (RFIs) and submittals, such as concrete mix design.
• Complete construction administration or ongoing construction observation is not anticipated.
• The lump sum fee associated with Task 27 is $27,600, with an additional time and materials budget of $15,000.

Town Council approved LaBella Task 27 contingent upon entering into a use agreement with Rumbling Bald.

 

XIII. Resolution No. 25-08-27 Amending the Personnel Policy

 

The Town began using new dental, vision, and life insurance carriers at the start of this fiscal year, as the North Carolina League of Municipalities no longer offered these benefits through their organization.

• Our new carriers, the Hilb Group, have different terms regarding life insurance.
• Staff therefore recommends amending the personnel policy to reflect the provisions of the Hilb Group’s policy.
• Additionally, in an effort to enhance employee benefits, staff recommends that Council consider amending the personnel policy to provide the following:
  • Employees of the Town who have completed a minimum of five (5) years of continuous service and who reside within Town limits would be entitled to one (1) free utility service hookup fee for their primary residence.
  • This benefit is non-transferable and may be used only once during the term of employment.
  • At the same time, staff also recommends adding language from the Lake Use Regulations regarding employee boat permit benefits to the personnel policy.

Resolution No. 25-08-27 Amending the Personnel Policy was approved.

XIV. Resolution No. 25-08-27A Accepting “Round 3” Cash Flow Loan Three (3) Offer from the Office of State Treasurer for North Carolina

 

Recently, Town staff received an email containing information related to an offer of $200,000 in the form of a cash flow loan that is part of three rounds at this point of funding levels.

• All terms of the agreement and requirements are exact to the first two rounds of offers that have been accepted and approved in earlier actions by Council.

Resolution No. 25-08-27A Accepting the “Round 3” Cash Flow Loan for the amount of $200,000 was approved.

 

XV. Re-visit Discussion Regarding Dam Bridge Replacement

 

The Town has previously discussed with NCDOT the replacement of the bridge currently located atop the Lake Lure Dam.

• The Town has supported the option of locating the replacement bridge on top of the new dam.
• NCDOT’s primary concern with this option is the timeline for dam replacement.
• Town staff and engineers held a follow-up meeting with NCDOT to discuss this option further, as well as the alternative of a replacement bridge downstream.
• Staff requests Council deliberation on this matter.

Town Manager Stewman has compiled the following notes for consideration of each option:

Replacement Dam

• Timeline for dam replacement is uncertain and likely longer than the downstream option.
• Least impact to property owners.
• Increases dam costs and adds some design complexity.
• NCDOT would cover upfront engineering and construction costs, but the Town would be responsible for execution; any overages beyond NCDOT estimates would be the Town’s responsibility. 
• Town would maintain the replacement bridge. 
• Eliminates an additional construction site and related delays. Downstream 
• NCDOT concerned with challenging slope and terrain.
• Right-of-way process would be required.
• Could impact design of the replacement WWTP, though NCDOT stated that they likely coordinate with the Town.
• Likely faster depending on dam funding.

This issue will be considered further.

 

XVI. Resolution No. 25-08-27B Setting Public Hearing for Proposed Text Amendments

 

Community Development staff and the Zoning and Planning Board have made recommended text amendments to the ordinance.

• Below is a brief description on each amendment.
• Community Development staff presented a proposal to the Zoning & Planning Board to modify the Town Code of Ordinances to allow limited amount of outside display of merchandise in the Commercial General zone.
• Currently, our code allows no outside storage of merchandise which has been expressed as a concern by multiple businesses. After two board meetings and a special committee meeting after the first meeting, the board made minor changes to the staff proposal and approved a recommendation to Town Council to consider making the text amendment.
• The proposed amendment would codify allowing soft drink, ice machines, firewood displays or similar vending machines in approved display areas; and it would allow general display including on a table adjacent to the primary facade.
• Community Development staff presented a proposal to the Zoning & Planning Board to modify the Town Code of Ordinances, Article XI, Sign Regulations, to conform with NC General Statute changes regarding On-Premise Signage.
• The changes in Section 23.1(a) Part 1 of Article 9 of Chapter 160D provides that a lawfully erected on-premises sign may be relocated or reconstructed within the same parcel so long as the square footage of the total advertising surface are is not increased, and the sign complies with the local development rules in place at the time the sign was erected.
• Also, that a local government may require the removal of a lawfully erected on-premises advertising sign under a local development regulation only if the local government pays the owner of the sign monetary compensation for the removal.
• Upon payment of monetary compensation, the local government shall own the sign and remove it in a timely manner.
• These changes apply only to “on-premises signs”. While the changes would affect the Town’s ability to remove a legally erected, but now non-conforming or nuisance sign, it would not prohibit the Town’s ability to assess fines for legitimate nuisance or otherwise non-compliant signs.
• The state statute established October 1, 2021 as the effective date for enforcement.
• Staff and the Board recommended incorporating the State changes into the Town’s Sign Regulations.
• The Public Hearing will be scheduled.

 

XVII. Discussion to extend Lake Structure Permits

 

The Zoning and Planning Board has reviewed and approved staff recommendations regarding Sections 6-49(c) and 6-52(d) of the Town Code of Ordinances, for the purpose of mitigating the effect of the inaccessibility of the lake (due to Helene recovery) on Lake Structure permit expirations.

• 6-49(c) states that lake structure permits expire after 6 months if construction has not begun, as well as after any 12 consecutive months of no construction activity.
• We’ve already had about 11 months of inability to access the lake for purposes including removal of demolition debris or bringing in materials for repairs or rebuilding.
• That situation has created a reluctance for owners or contractors to act on obtaining a permit based on the concern it would expire before they are able to access the lake.
• 6-52(d) states that reconstruction of lake structures shall be begin within 18 months from the date of condemnation, collapse, or destruction. For Helene damaged lake structures, 11 of the 18 months are already passed.
• Zoning and Planning Board made the recommendation to extend the expiration date for Lake Structures to the end of 2026, and to extend the approved start of reconstruction of condemned, collapsed or destroyed lake structures until the end of 2026.

 

XVIII. Town Manager/Project Updates

 

XIX. Public Comment

 

Ms. Pat Buede (Memorial Highway)  

1) Ms. Buede noted that a truck with a "Jake Break" needs to be addressed.  There is one truck with a red cab and all the time he takes the curb using the Jake Break.

2) Additionally, she recommended the town review the concession agreements to use the lake as one way to bring in additional revenue. . Do other people get fees from other boat docks. It was noted that the Town does have cluster mooring fee that could be reviewed.

3)She also asked if there was any time for kudzo control on side streets? She advised that letters need to be sent to property owners for standards of presentation. 

 

XX. Closed session to the agenda in accordance with G.S. 143-318.11(a) (5) for the purpose of discussing property acquisition and G.S. 143-318.11(a) (3) for attorney client privilege

 

Town Council moved into closed session. 

 

XXI. Adjournment

 

The meeting was adjourned.