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Marion
February 17, 2026 Minutes
Regular Meeting
February 17, 2026 at 6:00 PM
The City Council for the City of Marion met in Regular Session on Tuesday evening, February 17, 2026 at
6:00 P.M. at the Marion Community Building, located at 191 North Main Street in Marion.
COUNCIL MEMBERS PRESENT: Mayor Pro Tem Ann Harkey, Council Members Billy
Martin, Don Ramsey, Juanita Doggett, and Zach Wallace.
OTHERS PRESENT: Woody Ayers, City Manager; Crystal Young, Finance Director; Brant
Sikes, Public Works Director; Allen Lawrence, Police Chief; Kathleen Nolan, Human Resources
Director; Vance McNees, Interim Planning & Development Director; Matthew Brown, Fire
Inspector / Code Enforcement Officer; Joey Vela, Lead for NC Fellow; Corey Presnell, Fire
Chief; Joe Gorecki, IT Systems Specialist; Hunter Clark, Funding Coordinator; Jim Isaacs,
Assistant Finance Director; Mike Conley, Reporter, McDowell News. Wesley Shelley, City
Attorney; Hunter Clark, Funding Coordinator.
GUESTS PRESENT: William Kehler, McDowell Co EMS; Marlon Brinkley, McDowell Co
Library; JW Kelly, McDowell Tech.
1. Consent Agenda
Mayor Pro Tem Ann Harkey presided over the meeting in the absence of Mayor Stephen R.
Little, who was unable to attend due to illness. Mayor Pro Tem Harkey welcomed all guests,
citizens, and city staff in attendance, offering a special acknowledgment to department heads for
their continued dedication. The following items were presented for approval under the Consent
Agenda:
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(A) Approval of January 6, 2026 Regular Meeting Minutes;
(B) Approval of Grant Application - Water Treatment Plant Project; and
(C) Approval of Grant Application - Wastewater Treatment Plant Project.
Motion to approve the Consent Agenda was made by Council Member Juanita Doggett and
seconded by Council Member Billy Martin. The motion carried unanimously.
2. Public Hearing: UDO Text Amendment
Mayor Pro Tern Harkey called Interim Planning and Development Director Vance McNees to the
podium to present the proposed Unified Development Ordinance (UDO) text amendment
concerning Accessory Dwelling Units (ADUs).
Mr. McNees introduced himself and explained that the proposed text amendment addressed the
allowance of accessory dwelling units within the city. Mr. McNees described the amendment as
an effort to make Marion more development-friendly by permitting, in appropriate situations, an
additional dwelling unit on a residential property. Mr. McNees emphasized that the regulations
were carefully crafted to prevent an excessive concentration of dwelling units, specifying that a
property owner would be permitted one attached or one detached ADU, but not two of the same
type simultaneously.
Regarding size limitations, Mr. McNees explained that an accessory dwelling unit may be a
maximum of 50 percent of the square footage of the primary dwelling unit, with an absolute
maximum cap of 800 square feet. Mr. McNees further clarified that stand-alone ADUs on
independent lots would not be permitted — a primary dwelling must exist on the property —
and that any larger-scale development would require going through the major subdivision
process.
Council Member Doggett asked whether HOAs would be implicated by this amendment. Mr.
McNees responded that in most cases HOAs would not be involved, but that if an HOA did
permit accessory dwelling units, property owners within that HOA would still be required to
adhere to whatever HOA standards were in place.
Mayor Pro Tern Harkey asked whether there was a demonstrated community need for the
amendment. Mr. McNees explained that the amendment originated as a staff-initiated application
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following a specific developer inquiry. Mr. McNees described the situation: a developer was
constructing a basement dwelling unit — essentially a mother-in-law suite — on a property that
also had an existing detached accessory structure. The lot narrowly failed to meet the size
threshold that would have allowed two structures, and as a result, staff had been required to deny
the application under the existing code. Rather than simply saying no, Mr. McNees stated that
staff sought a creative and innovative solution responsive to statewide housing needs.
Council Member Martin asked whether the regulations applied to tiny homes. Mr. McNees
clarified that the city does not currently have a specific definition for tiny homes in its code, but
that a tiny home could theoretically qualify as an ADU. If a tiny home were placed on a property
with an existing primary dwelling, it would count as the one permitted detached accessory
dwelling unit and would need to meet the applicable size regulations.
Council Member Wallace asked Mr. McNees to clarify what constituted an "attached" ADU. Mr.
McNees explained that the primary example of an attached ADU is a basement mother-in-law
suite with a separate exterior entrance. Mr. McNees further noted that a residential space above
an attached garage could also qualify as an attached ADU, but only if the garage itself was
physically attached to the primary structure — otherwise, residential space above a detached
garage would be classified as a detached ADU, which would preclude a second detached unit.
JW Kelley followed up with a scenario in which a basement suite had both an exterior entrance
and interior stairs connecting it to the main home. Mr. McNees confirmed that this configuration
would be permitted, stating that a connection between the two dwelling spaces is allowed so
long as the ADU also has its own separate exterior entrance.
Mayor Pro Tern Harkey asked about existing homes that have long had mother-in-law suites. Mr.
McNees clarified the distinction between an ADU and a space being rented through platforms
such as Airbnb. Mr. McNees explained that an ADU, as defined under this amendment, would
have its own separate address and function as a fully independent dwelling, whereas an informal
rental within a home would not be regulated by this ordinance.
Council Member Martin expressed support for the amendment, stating that it seemed a
reasonable accommodation given current housing needs and that it did not appear to create any
significant negative impacts. Mr. McNees thanked Council Member Martin and reiterated that
the city was attempting to find forward-thinking solutions while going through the proper
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regulatory channels, noting that Marion was among the first municipalities to actively address
this issue in this manner.
The public hearing was opened. No members of the public came forward to speak. The public
hearing was closed.
Motion to approve the UDO Text Amendment was made by Council Member Martin and
seconded by Council Member Doggett. The motion carried unanimously.
3. Public Comment Period
During the public comment period, Marlon Brinkley from McDowell County Library addressed
the Council. He expressed gratitude for the city's continued support of library programs and
mentioned the upcoming initiatives that the library is planning to launch.
4. Consideration of Zoning Map Amendment
Mr. McNees presented a proposed rezoning of a property on Garden Creek from its current R-2
residential designation to C-2 General Business. Mr. McNees noted that background information
suggested the prospective developer intended to pursue a cottage-style community of six to eight
homes oriented toward affordable and senior housing, potentially with a courtyard design and
gated access.
Mr. McNees highlighted several favorable characteristics of the property: an existing vegetative
buffer separating the site from the adjacent commercial corridor, a relatively flat topography, and
the availability of both water and sewer without the need to extend infrastructure. Mr. McNees
noted that a neighboring property above the site was already connected to water and sewer via
private lines extended from the city's system, with only a meter at the connection point. Mr.
McNees observed that while there may be some private lines on the subject property, they are
not lines the city is responsible for maintaining, and easements for repair would not be
necessary.
Mr. McNees referenced the city's future land use map, developed as part of the comprehensive
land use plan in 2012, which identified this small pocket of land as appropriate for high-density
residential uses such as planned unit developments, townhomes, cottage-style communities, and
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affordable housing. Mr. McNees stated that staff recommended approval of the rezoning, and
confirmed that the matter had been reviewed by the Planning Board, which recommended
approval by a vote of approximately 5 to 0.
Council Member Doggett asked whether the cost to the city would be minimal. Mr. McNees
confirmed that it was a fairly straightforward rezoning that made good sense given the project's
alignment with the future land use map.
Motion to approve the Zoning Map Amendment was made by Council Member Doggett and
seconded by Council Member Martin. The motion carried unanimously.
Introduction of New Staff Member — Matthew Brown
Following the vote, Mr. McNees introduced Matthew Brown as the newest member of the
Planning and Development Department, serving in the role of Fire Inspector and Code
Enforcement Officer. Mr. McNees described Mr. Brown as bringing a strong work ethic, a
service-oriented mindset, and a genuine commitment to the community. Mr. McNees noted that
Mr. Brown previously worked for Gateway Fire and Safety, where Mr. Brown worked closely
with businesses and property owners to ensure safety standards were met and maintained. Mr.
McNees further highlighted that Mr. Brown is a lifelong member of the community, a graduate
of McDowell High School, and served for nearly a decade as a volunteer assistant baseball coach
for the high school, demonstrating long-term dedication to mentoring young people and building
relationships with local families. Council expressed warm appreciation for Mr. Brown's
introduction.
5. Update to Toe River Hazard Mitigation Plan
Will Kehler addressed the Council to request passage of a resolution in support of the updated
Toe River Hazard Mitigation Plan. Mr. Kehler explained that every five years, municipalities and
counties are required to adopt an active hazard mitigation plan in order to remain eligible for
federal reimbursement in the event of a federally declared disaster. Mr. Kehler noted that Marion
is part of a four-county regional plan — the Toe River Hazard Mitigation Plan — which also
encompasses Avery, Mitchell, and Yancey Counties. The plan was last adopted by the Council in
2021.
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Mr. Kehler explained that the plan is compiled and updated by outside contractors hired and
funded by the State of North Carolina, with input gathered from each participating county and
municipality. Mr. Kehler acknowledged that prior city staff had contributed heavily to the data
collection process, describing it as a collective effort to ensure accuracy across all jurisdictions.
Regarding the current threat index, Mr. Kehler reported that the community's primary
vulnerabilities had not significantly changed from prior cycles and include severe winter
weather, flooding, excessive heat, wildfires, infectious disease and pandemic outbreaks,
cybersecurity threats, tornadoes, and geological hazards — the latter being particularly relevant
given Marion's position on the eastern escarpment of the Blue Ridge and its elevated landslide
risk. Lower-risk threats identified in the plan included electromagnetic pulse incidents and
terrorism.
Mr. Kehler emphasized that among the most important components of a hazard mitigation plan
is the identification of specific projects and priorities for the coming five-year period. Mr. Kehler
noted that a significant focus for Marion during this cycle has been on generator applications
through FEMA's Hazard Mitigation Grant Program to ensure critical facilities remain
operational during emergencies. Mr. Kehler cited the senior center as a prime example, noting
that a generator installed there on a "blue sky day" — prior to any disaster — allowed the facility
to remain powered through Hurricane Helene and also serve as a special needs medical shelter
during Winter Storm Fern.
Mr. Kehler also noted that the updated plan incorporated numerous lessons learned from
Hurricane Helene, and that he felt confident the next five years would yield continued progress
in community resilience and preparedness. Mr. McNees offered a lighthearted aside, noting he
had appreciated the plan's thoroughness — including its documentation that Marion had not
experienced a volcanic eruption. Mr. Kehler responded in kind, remarking that the community
had been "tried and tested" across nearly every other emergency scenario in recent years.
Council Member Doggett asked who was responsible for managing the data collection. Mr.
Kehler explained that the state-contracted firms bear primary responsibility for assembling the
plan, working in coordination with local staff and officials from each participating jurisdiction.
Council Member Doggett thanked Mr. Kehler and all involved for the considerable work
required to produce and maintain the plan. Mayor Pro Tern Harkey expressed that die Council
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felt well protected as a result of the planning efforts.
Motion to approve the resolution in support of the Toe River Hazard Mitigation Plan was
made by Council Member Ramsey and seconded by Council Member Doggett. The motion
carried unanimously.
6. City Manager's Report
Mr. Ayers provided the Council with updates on several ongoing projects and initiatives.
Mr. Ayers reported that he had met earlier that day with Gateway regarding activity at the old
Banks property. Mr. Ayers explained that the project had experienced significant delays due to
Duke Power, as certain utility poles needed to be relocated. Mr. Ayers stated that Gateway was
hopeful the pole work would be completed sooner rather than later so that grading could resume
and the project could move forward.
Mr. Ayers discussed retail sales data included in the Council's packet, noting that as lagging
indicators, the figures for November and December showed declines of approximately 10
percent each month. Mr. Ayers stated that the cause of those dips was not certain and expressed
hope that January figures would return to normal or historically positive levels. Mr. Ayers
indicated that retail sales data would continue to be shared with MEDA partners and would be
included in future Council packets.
Mr. Ayers noted that a budget calendar had been provided to Council to inform members of the
current stage of the budget process, sharing that departmental discussions were already
underway.
Mr. Ayers informed the Council that the city had been awarded two separate grants related to the
Lady Marion Dam totaling just over $5.2 million, with no cost to the city. Mr. Ayers clarified
that these grants were separate from the ongoing FEMA buyout project, which must be
completed prior to any dam repair work. Mr. Ayers expressed hope that all components — the
buyout, dam repair, and decommission — could be coordinated to bring the community past a
long-standing issue. Mr. Ayers acknowledged McDowell Emergency Management for their hard
work in heading up the buyout program.
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Regarding the Westwood Condominiums, Council Member Martin inquired about the future of
those properties. Mr. Ayers explained that the applications were to be sent to State Emergency
Management and then packaged for submission to FEMA as part of a proposed buyout for the
condominium owners. Mr. Ayers acknowledged it was not the outcome those owners may have
hoped for, but that it likely represented the best available resolution to a very difficult situation.
Mr. Ayers confirmed that all owners had signed on to the buyout, describing that achievement as
a significant undertaking. Mr. Ayers further noted that the intended outcome following the
buyout and dam decommission was for the area to become green space, with the structures
ultimately being demolished. Council Member Doggett noted that the city's involvement was
somewhat complicated, to which Mr. Ayers acknowledged that the road entering the property is
city-owned and that the city had been considered a one-quarter owner in the matter.
Mr. Ayers announced that the city's kickoff meeting for the Mayor's Task Force on Homelessness
had taken place on January 23rd, and that the group was scheduled to meet again on February
23rd at 4:00 p.m. at the Depot. Mr. Ayers noted that he was not a member of the committee but
would continue to relay information from the Mayor as it became available.
Mr. Ayers provided an update on the Baldwin Avenue sidewalk extension, noting that the project
was approximately at 30 percent plans. Mr. Ayers recalled that the project had been in jeopardy
for a period before the city was awarded toll credits grant funding that kept it financially
feasible. Mr. Ayers stated that the city's total out-of-pocket cost was $57,000, of which $30,000
had already been spent and allocated, and that the North Carolina Department of Transportation
would take over project administration at a future milestone point.
Mr. Ayers noted that the Tree Board would be meeting on February 19th at the Depot and that
volunteer spots remained available. Mr. Ayers invited interested community members to contact
the city. Mr. Ayers announced that Arbor Day events were scheduled for March 19th at Marion
Elementary School and April 10th at Eastfield, and extended an invitation to all Council
members to attend.
Mr. Ayers reported that the city was still awaiting word on a SAFER grant application, stating
that while official confirmation of denial had not been received, there was reason to believe the
award may not be forthcoming for this cycle.
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Mr. Ayers drew the Council's attention to a notable increase in fire department call volume,
noting that from January 1 through February 13, calls had risen from 195 in the prior year to 348
in the current year over the same span. Fire Chief Corey Presnell added that a portion of the
increase was attributable to an expansion of medical response services, but that call volumes
were rising across all categories.
Mr. Ayers announced that the GEM program was currently underway with a final presentation
day scheduled for February 25th at 6:00 p.m. at the Depot, and invited Council members to
attend.
Mr. Ayers also noted that the Drexel project, which had been on hold for a period, had been
taken up by Mr. McNees, who had reinstituted the steering committee. Mr. Ayers stated that the
project was moving toward the final phase of cleanup and then into future planning and
development work, which Mr. Ayers described as one of the most exciting prospects for
downtown economic development in recent years.
Mr. Ayers concluded by announcing two additional grant awards expected to be officially
announced the following day. The first was a $9.5 million award for the Buck Creek intake
repairs — the city's largest intake — which Mr. Ayers described as much needed. Public Works
Director Brant Sikes noted that while the grant had been recommended for approval, final
confirmation was pending a board vote the following day, and expressed confidence it would be
approved. Mr. Sikes confirmed that the grant would fund a complete rehabilitation of the station,
including new pumps, new equipment, and a new generator. The second grant was a $600,000
award for decentralized wastewater infrastructure in the Pineola/Garden Creek area to assist
residents who had lost access to septic systems following Hurricane Helene, with a goal of
connecting those individuals to municipal sewer service.
Council Member Martin expressed appreciation for the snow removal efforts undertaken by city
staff. Council Member Doggett echoed that sentiment, acknowledging the work of police and
fire departments during that event as well.
Adjournment
Mayor Pro Tem Harkey noted that she had neglected to open the meeting with a prayer, but
shared that from the moment she learned she would be presiding over her first meeting as Mayor
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Pro Tem, the evening had been covered in prayers. Mayor Pro Tem Harkey thanked all in
attendance for their patience and understanding during her first time presiding.
Motion to adjourn was made by Council Member Martin and seconded by Council Member
Ramsey. The motion carried unanimously, and the meeting was adjourned.
APPROVED:
Mayor Stephen R. Little
ATTEST:
■Pl
Katelyn R. Stinson, Assistant to Manager/City Clerk o
Ip M
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