By Matt de Simone
Buchanan Town Council on May 11 advanced a series of ordinance changes, reviewed a proposed balanced budget for fiscal year 2026-27 and approved a Glo Fiber service expansion agreement during a meeting dominated by infrastructure, zoning and long-term planning discussions.
Town Manager Tim Mack led much of the evening’s presentations and public hearing proceedings, with comments and motions from Mayor Sue Way, Vice Mayor Jamie Manspile and other council members.
One of the meeting’s key actions involved a zoning text amendment to allow restaurants as a permitted use by right in the town’s Trade District. Mack told council and the Planning Commission the change was prompted after conversations with prospective buyers of the Copper Top Restaurant and Lounge revealed restaurants technically were not listed as permitted uses in the district.
Mack described the issue as a “technical correction,” noting several restaurants already operate within the district. According to the proposed amendment, the change aligns the zoning ordinance with existing business realities and would remove current restaurants from being classified as non-conforming uses.
During the joint hearing, Mack said he could find no indication the town had ever intended to eliminate restaurant use downtown. Vice Mayor Manspile agreed the omission appeared to be a mistake. No residents signed up to speak during the hearing.
The Planning Commission recommended approval of the amendment, and Town Council later approved the measure. The ordinance revises Section 207(b) of the zoning ordinance to include restaurants as a by-right use in the Trade District.
Council and the Planning Commission also considered a second ordinance amendment dealing with how water and sewer rates are adjusted. Mack explained staff discovered during budget preparations that the town code currently requires a formal ordinance amendment anytime utility rates change because rates are specifically written into the ordinance.
The proposed amendment allows rates to be adjusted through resolutions adopted by council instead of repeated ordinance amendments, which Mack said would streamline the budget process and avoid delays.
“This just keeps the budget on track,” Mack said during the meeting, explaining the change would help ensure the town could legally incur expenditures and continue operations without procedural delays.
The Planning Commission recommended approval, and council later adopted the ordinance amendment revising sections of the town code.
Council also held a public hearing on the proposed FY 2026-27 operating budget and capital improvement plan. Mack said the proposed budget is balanced across all three major funds and includes several priorities, including a new website migration, establishment of the town’s first capital improvement plan and a 3% raise for personnel, excluding council members and the town manager.
The proposed general fund budget totals $944,605, with no increases to real estate or personal property tax rates. Proposed water rates would increase by $2 and sewer rates by $8 under the draft budget. Mack said council also discussed increasing the water base usage allowance from 4,000 to 5,000 gallons to help offset the water increase for residents.
The budget proposal also includes increases to several zoning and land-use fees, including zoning permits, subdivision fees and appeals to the zoning administrator. Mack said many of the fees had not been updated in years and were below rates charged in surrounding localities.
Mack also introduced Buchanan’s first formal five-year capital improvement plan, which outlines approximately $234,974 in utility infrastructure projects over the next five years. Proposed projects include wastewater treatment plant improvements, lift station upgrades, pressure-reducing valve installation and tank maintenance work. The plan also proposes creating a capital reserve fund to help finance future projects and grant matches.
No action was taken on the budget during the meeting. Formal adoption is scheduled for the June council meeting.
Under new business, council considered a master services agreement with Shentel Asset Entity I LLC, doing business as Glo Fiber Business, for service expansion. Mack said the agreement would support expanded connectivity needs for town facilities and operations.
The next Buchanan Town Council meeting is scheduled for June 8 at 7 p.m. at Town Hall.
