Village of Forest Hills leaders are saying no thanks to a Charlotte company that wanted to build luxury student apartments on a 19.5-acre tract in the tiny town across the highway from Western Carolina University.

This does not mean that the 200-unit, $25-million development couldn’t be built elsewhere in Jackson County, just not in Forest Hills’ town limits. Planner Gerald Green said the only restrictions on developments of this type are in Cashiers, the county’s four municipalities and the U.S. 441 corridor.

Developer Shannon King told The Smoky Mountain News late last week that if Forest Hills said no, she would look elsewhere in the area for a suitable site. King needed Forest Hills’ to grant an exemption from the community’s zoning laws for the development to move forward there.

Before settling on the Forest Hills site, Monarch Ventures had scouted the vacant hotel — locally dubbed the ‘ghostel’ — on the main commercial drag of N.C. 107 in Sylva. This was intended to be a Clarion Inn, the town’s first name-brand hotel, but the developers ran out of money and abandoned the project, which was foreclosed on by the bank that held the construction loan. Michelle Masta of Skyros Investments is marketing the unfinished hotel shell, and she confirmed Monarch Venture’s prior interest. The hotel is mired in litigation from a contractor who wasn’t paid in full; it can’t be sold until the legal issues are resolved.

Forest Hills council members, meeting Friday in a more than five-hour visioning session, agreed that this type of student development is at odds with their vision of tranquil life in the village.

The community incorporated in 1997 expressly to keep students out. This included zoning out the possibility of large student complexes, and setting restrictions on the number of students living together in a rental house. That stance has clearly softened during the intervening years for this set of council members, at least. They noted that 50 to 75 students currently do live in Forest Hills (many in a motel there) and are part of that community. But a huge development, as proposed by Monarch Ventures, seemed more than Forest Hills leaders were willing to embrace.

“It’s not that we are anti-student because we are against a complex,” Council Member Suzanne Stone said. “Saying ‘no’ to Monarch would not mean saying ‘no’ to WCU.”

A recent survey sent to Forest Hills residents recorded little support for the development. Out of 59 responses, 38 noted they “strongly disagree” with such a development, eight disagreed, six had no opinion, two agreed and five “strongly agree.”

Track record

Additionally, Forest Hills council members cited concerns about the background — or lack of background — of the company involved, Monarch Ventures.

North Carolina incorporation records show that Monarch Ventures came into existence just 13 months ago, in September 2010; and that it has no record as a company building these types of student-based developments. This raised questions about how Monarch Ventures had presented itself to Forest Hills leaders — as a veteran student-housing development company.

The company might be new, but King, the woman who owns and launched Monarch Ventures, in fact does have an extensive, national background of building private student housing. King, until less than a year ago, was executive vice president and chief marketing officer of Campus Crest Communities, a company also based in Charlotte. Campus Crest developed and owns 32 student-housing complexes nationwide.

The company is the subject of myriad complaints regarding its housing. Additionally, a federal lawsuit filed in Mecklenburg County by a former employee accused Campus Crest of having a sexually hostile and demeaning work environment.

According to court documents, company officers directed top employees to “hire predominantly young, white women to available positions at the company’s various residential rental properties.”

Council Member Clark Corwin showed fellow board members a copy of a newspaper article that quoted from the lawsuit. King, according to court papers, is alleged to have said: “We have Southern investors; they do not like for us to hire blacks.”

“I can’t imagine that in this day and age,” Mayor Jim Wallace said in response.

“I don’t think they need anymore time at our meetings — we’re done,” Stone said.

After some discussion about how best to pull the plug on King’s development plans for Forest Hills, Council Member Gene Tweedy said: “Just tell her, ‘The community is not interested.’”

Problems with Campus Crest buildings, called “The Grove” at the company’s multitude of student housing complexes across the nation, include reports that students trying to move in were told they couldn’t because the apartments weren’t finished on schedule.

An “anti-Grove” group is active on Facebook, primarily populated by disgruntled student renters.

Asheville has a “The Grove” complex on Bulldog Drive, near UNC-Asheville, owned by Campus Crest.

“Student complaints from these complexes are the same across the country,” wrote Peggy Loonan, who is leading an effort to prevent Campus Crest from building in Fort Collins, Colo., in a Feb. 11 guest article for the Northern Colorado Business Report. “Students, not professional leasing agents, manage onsite leasing offices. Maintenance is slow to respond if at all; appliances don’t work; apartments aren’t cleaned between tenancies and mattresses are soiled. Move-in dates on signed leases are pushed back because construction isn’t complete. Students describe hearing other tenants having sex. Students turn off heat to stay within their allotted utility amount and report being denied copies of utility bills.”

King, contacted late last week, was eager to distance herself from Campus Crest and its work record.

“Quite frankly, that’s why I’m no longer with Campus Crest,” she said.

King said that Monarch Ventures is committed to building near Western Carolina University.

“We absolutely want to be in the Western community,” she said.

The Village of Forest Hills wants to control its future by possibly acquiring a 74-acre, abandoned golf course located within its borders.

If the privately owned property is obtained, the town’s leaders indicated that they might try to offset the purchase cost by developing 25 acres or so into cluster housing for Western Carolina University staff and faculty, or for active senior-aged residents.

The owner, at last check, was asking upwards of $1.3 million for the property, but Forest Hills leaders said perhaps there might be room for negotiation on that amount. Or, certain tax breaks may be available that could help knock it down.

“I’d like to see us pursue this aggressively,” Council Member Suzanne Stone told fellow board members, who gathered Friday for a facilitated strategic-planning session.

Stone echoed board member Clark Corwin in saying that she could envision the property serving Forest Hills as an important community venue. Stone mentioned the possibility of musical events; Corwin said he pictured a small arboretum.

Any residential development on a portion of the defunct golf course would be individual houses, not a large-scale student complex as proposed recently by a campus-housing company (see related article). A community survey polling residents about such developments largely received negative marks.

A residential planned unit development, however, could prove a benefit to the community and an overall land-value enhancer for Forest Hills residents, County Planner Gerald Green said. Cluster housing such as this generally includes green space and a community garden.

But money is a problem for the tiny incorporated entity, which has only a few hundred residents.

“We don’t have funds, and we don’t want higher taxes — we’re stuck,” Mayor Jim Wallace said.

Green said that wasn’t necessarily true.

“The challenge is to create a vision that people will buy into,” the county planner said.

Green suggested Forest Hills combine strategic efforts with WCU, which could advertise as a university with top-notch learning and cultural opportunities for seniors. That population, in turn, could become a source of funding for the cash-strapped institution through class fees or donations through a college-linked retirement community. The university is working on a new strategic plan now. Stone, who sits on a WCU subcommittee working on development issues as part of that plan, said she’d touch on the possibilities with her subcommittee members.

WCU annexation decision delayed indefinitely

Annexing a 35-acre parcel of Western Carolina University is off the table for now, the Village of Forest Hill leaders said Friday during a strategic-planning session.

“That is moot until after WCU’s strategic planning session,” Mayor Jim Wallace said.

Former Chancellor John Bardo last year asked the tiny town, which is across the highway from the university, to annex part of campus to further his dream of a “Town Center” for unincorporated WCU. The idea was to pave the way for legal sales of alcoholic beverages, which currently aren’t allowed outside town limits in Jackson County, in hopes it would entice new restaurants and bars to rectify the lack of nightlife around the university.

Since then, Bardo has retired and a new chancellor, David Belcher, has taken over. Belcher has initiated new strategic planning for the university; the state has slashed WCU’s budget in the name of cost-savings measures; and Jackson County commissioners have said they’ll place a countywide alcohol referendum on the ballot next year, which if it passes, could eliminate any need for annexation since alcohol sales would become legal countywide if approved by voters.

The traditional folk ways of the Southern Appalachian Mountains will take center stage as Western Carolina University presents the 37th annual Mountain Heritage Day on Saturday, Sept. 24.

The fall festival will feature a variety of arts and crafts, music, clogging, folk arts, contests and activities that is hard to find in a one-day event, said festival coordinator Trina Royar of WCU’s Mountain Heritage Center.

All Mountain Heritage Day activities, including stage performances, will take place between 10 a.m. and 5 p.m., except registration for the woodcutting contest, which starts at 9 a.m. This year’s festival will be held on fields behind the Cordelia Camp Building, in parking lots and grassy areas around the building and in the nearby Mountain Heritage Center, which is located on the ground floor of H.F. Robinson Administration Building.

Visitors will find nearly 100 booths of juried arts and crafts. Items for sale will include basketry, ceramics, fiber work, glasswork, jewelry, metalwork, paintings, pottery and woodwork.

About 25 food vendors also are signed up to participate in the festival, offering products ranging from barbecue, hamburgers and chicken-on-a-stick to fried pickles, chocolate-dipped cheesecake and Cherokee frybread.

The traditional Cherokee game of stickball has been a favorite attraction for festival visitors in recent years, and the Snowbird Stickball Team from Graham County will make its second appearance at Mountain Heritage Day to demonstrate that ancient sport at 11 a.m.

Another Native American tradition will be featured at 1 p.m., when team members will join with their female associates in playing the courtship game of “Fish.” The team also will demonstrate the use of Cherokee blowguns at 3 p.m.

Fans of traditional music and clogging should head to the two main stages, which will offer continuous free entertainment from 10 a.m. to 5 p.m. The Balsam and Blue Ridge stages will present many types of traditional music — traditional and contemporary bluegrass to old-time, gospel and folk music.

Clogging fans will want to check out performances by the Blue Ridge Hi-Steppers, Fines Creek Flatfooters and Dixie Darlins, plus this year’s festival will present an audience participation clogging demonstration led by well-known clogging instructor Bill Nichols and his daughter, Simone Nichols Pace, at 2:45 p.m. on the Blue Ridge Stage.

Festival music won’t be limited to the two stages. Visitors will have an opportunity to see some rapid-fire picking up close and personal at the Circle Tent, which will provide a music workshop experience. An 11 a.m. fiddle circle will feature John Duncan and Summer McMahan, and a 1:30 p.m. banjo circle will show off the picking talents of Annie Fain Liden, Steve Sutton and Charles Wood.

Singers from around the region will also gather to demonstrate the sacred mountain tradition of shaped-note singing.

WCU’s museum of Appalachian culture, the Mountain Heritage Center, will be open from 10 a.m. to 4 p.m. and the museum also will host a free performance of The Liars Bench, a Southern Appalachian variety show, from 1:30 to 3 p.m.

For younger festival goers, the children’s tent will provide fun and educational sessions all day.

Youngsters can learn to make old-fashioned toys and take part in other heritage activities beginning at 10 a.m.

Folk art demonstrations ranging from Cherokee doll-making to sorghum molasses-making will be showcased throughout the festival from 10 a.m. to 5 p.m. and area residents who own vintage automobiles will be driving them to Mountain Heritage Day to show them off in the festival auto show.

Admission and parking are free, though pets are not allowed on festival grounds. Shuttles operate throughout the day, with stops at designated locations.

For more information, call 828.227.7129 or visit mountainheritageday.com.

GENERAL EVENTS

9 a.m. – Registration begins for woodcutting contest

10 a.m. – Woodcutting contest begins; festival booths open, offering arts, crafts and food; antique auto show begins; demonstrations of folk arts and skills begin; Mountain Heritage Center opens

10:30 a.m. – Exhibition of black-powder shooting and “Sacred Harp” shaped-note sing begin

11 a.m. – Exhibition of Cherokee stickball begins

11:30 a.m. – Recognition of arts and crafts awards, and food contest winners, at Balsam Stage

12:10 p.m. – Presentation of Mountain Heritage Awards, traditional attire contests for children and adults, and beard and moustache contest, all on Blue Ridge Stage

1 p.m. – Exhibition of Cherokee courtship game “Fish” begins

1:30 p.m. – “Christian Harmony” shaped-note sing begins; presentation of “The Liars Bench” show begins in the Mountain Heritage Center

2:30 p.m. – Exhibition of black-powder shooting

3 p.m. – Exhibition of Cherokee blowguns begins

4 p.m. – Mountain Heritage Center closes

5 p.m. – Festival closes

BALSAM STAGE

(Rodney Sutton, master of ceremonies)

10 a.m. – Hawk Tawodi Brown

10:30 a.m. – Cherokee Traditional Dance Group

10:40 a.m. – Hominy Valley Boys

11:10 a.m. – Blue Ridge Hi-Steppers (clogging)

11:30 a.m. – Recognition of arts and crafts awards, and food contest winners

11:40 a.m. – Deitz Family

12:15 p.m. – Jerry and Paul Wilson

12:55 p.m. – Spring Chickens

1:15 p.m. – Fines Creek Flatfooters (clogging)

1:40 p.m. – Queen Family

2:20 p.m. – Woolly Jumpers

3 p.m. – Heritage Alive! Mountain Youth Talent winners

3:45 p.m. – Blue Eyed Girl

4:20 p.m. – Sweet Tater Band

MOUNTAIN HERITAGE CENTER EXHIBITS

(10 a.m. to 4 p.m.)

“Migration of the Scotch-Irish People” – Permanent exhibit focusing on some of the first settlers to the mountains. A new exhibit update explores the tension between religion and lawbreaking as expressed by the temperance movement and moonshining.

“Qualla Arts and Crafts” – Celebrates the 65th anniversary of this craft co-op in Cherokee. This exhibit features the skill and craftsmanship of Cherokee artisans.

“The Carolina Mountains: Photography of Margaret Morley” – Sixty compelling images reveal glimpses of life in western North Carolina in the early 1900s.

“Progress of an Idea” – Permanent exhibit on the development of Western Carolina University, its local origins and evolving mission, with a special focus on music at WCU.

“Jesse Stalcup: Craftsman and Builder” – Exhibit of handcrafted furniture from the early 1900s.

BLUE RIDGE STAGE

(Bill Nichols, master of ceremonies)

10 a.m. – Mountain Faith

10:30 a.m. – Stoney Creek Boys

10:45 a.m. – Dixie Darlins (clogging)

11 a.m. – Whitewater Bluegrass Co.

11:45 a.m. – Anne Lough

12:10 p.m. - Presentation of Mountain Heritage Awards, traditional attire contests for children and adults, and beard and moustache contest

12:30 p.m. – Phil and Gaye Johnson

1 p.m. – Buncombe Turnpike

1:45 p.m. – Tried Stone Gospel Choir

2:15 p.m. – Stoney Creek Boys

2:30 p.m. – Blue Ridge Hi-Steppers (clogging)

2:45 p.m. – Clogging demonstration with Bill Nichols and Simone Nichols Pace

3 p.m. – Wild Hog Band

3:30 p.m. – Five O’Clock Shadows

4 p.m. – Paul’s Creek

FOLK ARTS AND SKILLS DEMONSTRATIONS

(10 a.m. to 5 p.m.)

Curtis Allison and Dwayne Franks – horses and mules

Lori and Chuck Anderson – corn shuck crafts and broom-making

Cassie Dickson – spinning and flax culture

Nancy, John Henry and Johnnie Ruth Maney – Cherokee pottery, beadwork and doll-making

William Rogers – blacksmithing

Larry Stout – sorghum molasses-making

R.O. Wilson – logging skills

Max Woody – chair-making

CIRCLE TENT

(Phil Jamison, moderator for musical circles)

10 a.m. – Presentation on “Jackson County People and Places” by the Jackson County Historical Society

11 a.m. – Fiddle Circle with John Duncan and Summer McMahan

12:30 p.m. – Poetry Circle with Thomas Rain Crowe, Barbara Duncan and Brent Martin

1:30 p.m. – Banjo Circle with Annie Fain Liden, Steve Sutton and Charles Wood

3 p.m. – Ballad Circle with the Deitz Family, Gaye Johnson and Jeanette Queen Schrock

CHILDREN’S TENT

10 a.m. – Heritage toys and activities

11:40 a.m. – Jean Hayes with an introduction to bagpipes and parade

12:30 p.m. – Whitewater Bluegrass Co. presents play party games

1 p.m. – Deitz Family

1:30 p.m. – Phil and Gaye Johnson

2 p.m. – Ellie Grace

2:30 p.m. – Carol Rifkin

3 p.m. – Heritage toys and activities

A new FM radio station in Western North Carolina means more than 108,000 people living in the region might not be able to pick up their local National Public Radio station anymore.

That’s because the frequency involved, 95.3 FM, currently serves as a translator for WCQS, serving residents in much of Haywood and Jackson counties. It’s been in service for two decades.

Though there remain a number of other frequencies public-radio fans can tune into west of Buncombe County if they want to listen to WCQS, it will be hit and miss in many mountain valleys — the station comes in on four different frequencies depending on your area — once a new radio station takes over the frequency.

“It is, unfortunately, a challenging situation for us,” said Jody Evans, who has been the executive director of WCQS for about a year. “I think this is a loss for the community, but we are going to do what we can, within the guidelines of the FCC, to get public radio to the people of Western North Carolina.”

Evans was careful to emphasize that The Canary Coalition, who won tentative rights to the frequency, is not at fault; and nor is Western Carolina University, she said, which is fighting the environmental group for rights to 95.3. Rather, WCQS simply isn’t considered “local” under FCC regulations, though the radio station does serve the entire region.

“We can stay on the air until someone builds a station,” Evans said.

In its application with the FCC for rights to the frequency, WCU made the argument that the federal agency should give it 95.3, in part, because the university had plans to help out public radio. Evans deferred any comment on those possible plans to the university.

Granted, public radio will no longer be picked up via 95.3 once another entity takes over the frequency, whether it is WCU or The Canary Coalition, WCU noted in its FCC filings. But “much of this proposed loss area would be avoided, however, by transfer of WCU’s current facilities (WWCU and WWCU-FM1 to WNC Public Radio) … If an applicant other than WCU were to be awarded the Dillsboro allotment, it is virtually guaranteed that the public will lose this source (i.e., the programming of FM Translator W237AR) of noncommercial service upon which it has relied for nearly 20 years.”

Western Carolina University, eager to broadcast Catamount sports and other school-based programming to a larger audience than it can currently reach, is fighting The Canary Coalition for rights to a new FM radio station.

The station could reach up to three states once on the air, depending on which Jackson County mountaintop the transmitter is located, according to regional radio experts.

WCU’s current radio station, WWCU 90.5 FM, on a good day is heard roughly from Sylva to parts of Buncombe County. The signal is spotty at best, however.

WWCU 90.5 FM currently reaches about 43,627 people. Meanwhile, 73,800 people potentially could hear the new FM radio station, according to Federal Communications Commission filings.

Asheville-based public radio station WCQS, the Cherokee Boys & Girls Club and a nonprofit Christian foundation based in Georgia also applied for the new frequency.

While the FCC tentatively awarded air rights for the new full-powered FM radio frequency to The Canary Coalition, a small grassroots environmental organization headquartered in Sylva, WCU is not going down without a fight.

WCU has hired the private Raleigh law firm Brooks, Pierce, McLendon, Humphrey and Leonard, whose specialties include telecommunications and media law, to persuade the FCC to give it the license instead of The Canary Coalition.

The Canary Coalition has a staff of one, Executive Director Avram Friedman, and is using the legal services of an attorney in California to fend off WCU’s bid for the radio station. The attorney is helping the nonprofit for a reduced rate, Friedman said.

Larry Nestler, chairman of The Canary Coalition’s board, questioned why WCU would choose to pick this fight during such tough budgetary times. The state cut the university’s budget this year by 13.5 percent.

“And here is Western hiring a big-time law firm out of Raleigh using taxpayer money,” Nestler said. “It seems a little much.”

WCU has paid the Raleigh lawyers $21,752.34 so far in legal fees, according to the university.

WCU tightlipped on legal battle

The university issued a terse statement when queried about its bid for the radio station, saying through spokesman Bill Studenc that: “Because the application is still pending with the FCC, the university is unable to comment on the status of the application, or any specifics about the application, until that process has moved forward to completion.”

The Smoky Mountain News then filed several requests for information from WCU under the state’s public records law. WCU complied with most of the requests, but has yet to produce emails, as also requested under the state law, to-and-from various university leaders regarding the radio station.

WCU’s legal battle against The Canary Coalition originated under former Chancellor John Bardo, who retired this summer from the university’s top post. It isn’t clear whether new Chancellor David Belcher will embrace his predecessor’s fight.

Records reveal that WCU is fighting The Canary Coalition on every front that it can, challenging a variety of claims in the environmental group’s FCC application, and even arguing about whether The Canary Coalition is locally based as claimed.

The FCC used a point system to award licenses, with applicants given a set number of points if they met certain criteria. The Canary Coalition received five points (three for being local and two for diversity), WCU just three (localism only).

In its petition to overturn the FCC’s ruling that tentatively favors The Canary Coalition, WCU countered that the nonprofit is not a local entity — rather, that people think of it as an Asheville-based group, though it indeed leases office space in Sylva.

Perhaps most significantly, WCU has called into question the financial solvency of The Canary Coalition. The group, WCU’s high-powered legal team says, doesn’t have the money to back the dream of a radio station with regional reach.

The Canary Coalition indeed might have trouble proving it has the financial ability to get a radio station up and running. Friedman estimates it will cost about $50,000 to get on the air, for equipment, staff and so on. The FCC wants those awarded a frequency to have enough money in the bank to construct and operate a radio station for three months.

In a filing with the FCC, The Canary Coalition pointed to a bank balance on Feb. 5 of $43,945.97 as evidence that it can build and operate a radio station.

That just doesn’t cut it, WCU responded in a follow-up filing. A more complete financial picture of The Canary Coalition, not a one-day snapshot, doesn’t bode well for the group’s ability to pay for a radio station, WCU claimed. The Canary Coalition is attempting “to elevate the significance of that one-day balance determinatively above the significance of three years’ worth of public IRS filings … that show Canary’s downward-trending revenues and dire financial health,” WCU wrote to the FCC.

When Friedman put out a fundraising call to help get the radio station up and running in an email newsletter to Canary Coalition members and supporters last week, WCU jumped on it as more evidence the environmental organization doesn’t have start-up costs required by the FCC. WCU filed a supplemental petition late last week, citing the newsletter, that indicates Friedman is soliciting money now from group members for the project.

“This admission by Canary conclusively demonstrates not only that Canary lacks the funds to construct and operate the proposed station for three months without revenue but also that Canary recognizes that it lacks the funds. This admission is fatal to Canary’s financial certification and qualification,” the university’s lawyers maintained.

WCU’s lawyers also pointed out that The Canary Coalition originally estimated costs for the radio station at just more than $39,000, but now is seeking $50,000. Regardless of which amount is correct, WCU’s Raleigh law firm stated, a radio station “is clearly beyond (The Canary Coalition’s) financial ability to build and operate.”

Why WCU wants it

If WCU is able to overturn The Canary Coalition’s rights to the new FM station, plans call for the university to continue serving the area with its current “unique, locally originated programming,” plus to turn the station into “the flagship station in the WCU Catamount Sports Network, airing live college athletics of substantial importance to the local community.”

“Through the airing of its non-commercial educational program service, (WCU) brings thousands of hours of unique radio broadcast programming — including educational and curriculum-related programming — to its service area every year, and … seeks to further its educational mission by expanding its ability to provide such programming to the residents of Western North Carolina.”

Facts about WCU's current radio station

How old is the radio station at WCU?

In 1948, WCCA 550 AM signed on as a radio station from the lower floor of the Joyner building. In 1949, the call letters were changed to WWOO. In 1972, WWOO changed its call letters to WCAT. In 1977, WCAT 550 AM went off the air and WWCU 90.5 FM went on the air.

What’s the coverage area?

Roughly, from west of Sylva to the west side of Asheville, though the terrain of the mountains makes the coverage sporadic in places. The station transmitter is located on Cutoff Mountain near Balsam Gap.

How is it subsidized, to the tune of what each year?  

The radio station receives two funding allocations each year for operational expenses.  The station receives $15,000 from the provost’s office and $27,500 in education and technology funds.

Does the radio station make any money?

The radio station is licensed as a noncommercial educational station and as such does not sell commercial advertising.

Is it student run?

WWCU operates with a student general manager and student program coordinator under the supervision of a faculty advisor. The student general manager and program coordinator work with a volunteer staff of students, staff, and faculty.

What is the programming?

Classic rock, plus weather, WCU sports programs, and some Native American-geared programming.

Source: WCU

Aside from the occasional “welcome WCU students” signs, there isn’t much visible evidence in Sylva that signals more than 7,000 students have flooded this community for the start of school.

The town isn’t awash in purple, the school’s official color. You won’t see many images of catamounts, the university’s mascot, splashed about.

But despite the lack of an obvious welcome mat, the influx of students is a critical cog in Jackson County’s economic engine — and merchants and elected leaders here know that.

But it’s not always about the direct exchange of dollars. The economic ties between the university and community are often subtler than that.

At Rick’s Full Service Car Wash, Manager Mark Harwood relies on students for a workforce. And, as a general rule, he said, the students are simply stellar in that role.

“They do a great job for us,” he said, gesturing toward the car washers busy cleaning out a line of cars. “I love having them.”

Without WCU’s students, Harwood said he’d be hard pressed to find the dozen or so workers he needs to keep the 15-year business running. Students don’t usually have enough extra cash to get their cars cleaned here, he said, but they are vital to the car wash’s economic wellbeing nonetheless.

“With the economy the way it is, we are a bit of a luxury item,” he said.

At Super Wal-Mart in Sylva, displays cater to students and parents to shop for go-back-to-college items. That money returns to the community in the form of retail taxes.

“It’s a really big deal,” said Jackson County Commissioner Charles Elders of the economic ties between this county and the university.

Elders owns a gasoline station on U.S. 441 between Sylva and Whittier. Students headed west, or commuting in from outlying communities, help make up his business clientele, too — though gamblers headed to the Cherokee casino are even more important on a day-to-day basis, Elders said.

But at the Exxon service station on N.C. 107 in Sylva, students make up most of the business, and on this day WCU student and worker Samantha Talbert is rushing to keep up. It’s 9:30 a.m., and she oversees both the main cash register and drive-thru area.

Even at this early hour, people are driving though picking up six-packs of beer. It’s a Saturday, and people are eager to start their day of fun.

“It’s mostly locals during the day, and college kids at night,” Talbert said between customers.

Talbert eats at local restaurants and shops at local stores. Though she’s more frugal than many — she prefers to make her own meals most days, for health and economic reasons — Talbert still, like other WCU students, helps bolster Jackson County’s economy.

Western Carolina University is facing, at best, an austere financial year.

Chancellor David Belcher, in his first address to faculty and staff, was blunt about the financial difficulties facing the university. He warned his new employees that all spending would be scrutinized, and said they must fully and satisfactorily justify any new programs and course offerings, particularly electives.

The state, when all was said and done, cut WCU’s overall budget by 13.4 percent. While university leaders were prepared for an economic wallop, they were caught off guard by the sudden yanking of another $2 million they’d planned on. This happened when the state didn’t let universities use money left over from the previous budget year. The plan had been to use this carry-forward funding, as had been a usual financial practice at WCU, to help cover ongoing expenses, Belcher said.

Combine the $2 million with the other state cuts, and WCU found itself with a total $4.85 million overall deficit.  

“We cannot run a university this way,” the new chancellor said, explaining that the university’s top officials balanced the budget by whittling away at expenses. This included money set aside to maintain WCU’s information-technology infrastructure.

“Send your most positive thoughts to our IT system,” Belcher told his employees. “It cannot malfunction this year.”

Many in the crowd chuckled — and it really was a crowd, so many faculty and staff showed up for what is generally a beginning-of-the-year formality a balcony was opened in the fine and performing arts center’s auditorium to handle overflow. Belcher added in a serious tone: “No, I’m really not kidding.”

“The budget situation remains uncertain,” he said. “But I assure you that we will make it through these tough financial times.”

Belcher emphasized the need to raise enrollment numbers — which leads to increased state money and tuition money — but doing so while not lowering the caliber of students the university accepts. Additionally, with the state now heavily emphasizing retention and graduation rates, a shift in emphasis must take place, he said.

“Improving our retention rate is everybody’s responsibility,” he said.

But Belcher told faculty he wanted to shed his “reactionay mantle” that defined his first two months on the job. He planned now to throw himself headlong into crafting a new strategic plan for the university. The chancellor urged faculty and staff to join him in taking ownership of WCU.

“The strategic planning process is an opportunity to identify what we will pursue and what we will not pursue,” Belcher said. “In light of the current conditions, we cannot be all things to all people. Everything cannot and will not be a priority.”

The strategic planning process will be led by a steering committee called the 2020 Commission, and will include participation from various stakeholders on campus, such as faculty, staff and students. And, he said, from the external community – alumni, donors, and business and community leaders.

The target is to have a plan ready for presentation to the Board of Trustees at its June meeting 10 months from now.

“Achievement of such a plan will require rejection of myopia and commitment to the good of the whole,” Belcher said. “We will be guided by our commitment to student success – the success of every student. And we will retain that value that has defined us for years, an external focus and external engagement.”

Belcher announced the formation of the Chancellor’s Leadership Council, a group composed of about 40 campus leaders from the faculty, staff, student body and administration.

He also unveiled a more inclusive budgeting process designed to provide additional input into decision-making and enhance transparency. That process will include an annual budget hearing that will involve the newly formed leadership council. Belcher also asked Faculty Senate and Staff Senate to consider the creation of a joint budget and planning committee to ensure that faculty and staff concerns are integrally involved in the budget process.

Between the two of them, daughter Alison “Ali” Howie is clearly holding up better than her mother, Paula Dennis.

“I’m an emotional wreck,” Dennis openly admits after queuing up her vehicle in front of Scotts Dorm. Her husband, Howie’s stepfather, pulls up behind her — Dennis laughs a bit when it’s gently pointed out that her daughter has supplies enough to sustain her through a doctorate degree, not just a single year of college.

Bottled water. Shampoo. Sheets and blankets. Laundry detergent. Snacks. Cleaning items. Clothing. Books. Pens and paper.

It’s move-in day for freshman at Western Carolina University, and Howie is one of 1,450 freshmen and first-year students enrolled for classes. The cars and trucks, and yes even a few U-hauls, stretch in lines as far as the eye can see.

“We’ve been planning and buying for the past three weeks. Well, really, all summer,” Dennis says.

Howie, a self-described “very independent, very organized” 18-year-old from the Mount Pleasant area, hands off a tidily labeled box to a man in shorts with a baseball cap turned around on his head. There’s a lot of help on freshman move-in day at WCU. Professors and staff have turned out in force to ensure their new charges enjoy these first moments on campus.

“You earn brownie points for the labels,” the man says pleasantly. Howie just nods in brief acknowledgement, not yet realizing that this extra pair of arms belongs to WCU’s new chancellor, David Belcher.

SEE ALSO: Faculty packs overflow balcony to hear new chancellor’s opening address

Howie, if she’s nervous, isn’t showing it. She’s got one thing on her mind: maintaining at least a 3.6 grade point average as a nursing major. And that’s one of the main reasons this academically minded young woman chose WCU — because when you get right down to it, there’s not many distractions to be found.

There’s no college scene — nothing close to the much-ballyhooed Athens, Ga., or iconic Chapel Hill — not even a Boone-for-Appalachian State type college town.

In fact, there’s no town at all in Cullowhee, unless you count the handful of businesses that make up the “Catwalk” near the center of campus — a few restaurants, a bank and a laundromat. Or on old Cullowhee road, a tattoo parlor, a hair salon, and a car body shop.

This isolation suits Howie just fine.

“I can drive to Asheville if I really want all that,” she says. “That’s part of the reason I like it.”

Numbers alone no longer count

The University of North Carolina system is changing how universities are allotted money. It’s no longer just about sheer enrollment numbers — more students equal more dollars, so round ‘em up, cowboy. Instead, in the name of accountability, the state is increasingly eyeing retention and graduation rates.

The graduation rate is the percentage of people actually graduating from college. The retention rate, on the other hand, is something that reflects the student body’s overall interest in what’s being offered by the college — the number of students who start at that school who go on to the next year, or years, at the same college.

The student retention rate at Western Carolina University stands at 74 percent, with Belcher recently noting the school needs to pay particular attention to the freshmen-to-sophomore retention rate.

The graduation rate at WCU is low, at an estimated 28 percent in 2010 for fourth-year students, at 46.8 percent for fifth-year students, and 51.6 percent for sixth-year students.

Former Chancellor John Bardo, who retired this summer, often blamed retention and graduation problems, in part at least, on the lack of a college town here at Cullowhee. There’s simply nothing to keep students on campus or coming back each year, according to this theory. In the absence of a college town, Bardo suggested the university build one itself. He forged a vision in his final year for a “town center” built on campus and then leased to restaurants, shops and the like. His plan included a strategy for legalizing alcohol sales for the new “town center,” another aspect of student life now lacking.

As Bardo maintained, the lack of a hip college scene might well feed into university’s graduation shortcomings. But it’s equally clear from incoming freshman that WCU also attracts many students — such as Howie — because of the rural, intimate, anti-urban feel of the campus.

The town center plans have gone on hiatus with the arrival of a new chancellor. And, given the possibility of Jackson County voters next May legalizing countywide alcohol sales — which would suddenly make Cullowhee an attractive market for new restaurants and bars — the very need for a university-driven “town center” might prove unnecessary.

“I like that it isn’t too big,” says Hannah Wallis-Johnson, an incoming freshman from Asheville who is following her mother, Sharon Wallis, to WCU as a student.

Sharon Wallis commutes to WCU in pursuit of a pre-nursing degree; she persuaded her daughter to give this Jackson County university a hard look.

SEE ALSO: Students — and their wallets — return to Jackson County

Wallis-Johnson did just that, and to her surprise (who really wants one’s mother to be proven right, after all), found she loved it: few distractions to disrupt academics, and just an hour’s drive from all the fun in her hometown. That means she can actually drive home for dinner with family, or to entertainment with friends in Asheville, whenever she wants.

“Here, you have to make an actual decision to go out,” Wallis-Johnson says, citing what some might view as void as, instead, a positive.

First-day jitters

Across the hall, Allison Cathey of Haywood County chose WCU for similar reasons. Familiarity with the mountains, in her case, too, didn’t breed contempt — she loves them, and says she never plans to leave them.

Cathey graduated from Haywood Community College, and is excited about this nearby transfer to WCU. She shakes her head when talking about WCU skeptics, those who maintain the school should offer its students a full plate of fun to go with an academic diet.

“The people who say there’s nothing to do in Cullowhee — well, that’s silly,” Cathey says. “I don’t think a town center is really necessary.”

Mother Doris Cathey adds that while she wouldn’t have attempted to influence her daughter’s college choice, WCU is, in fact, the only university her daughter applied to attend.

“This is where she wanted to go,” she says.

“This is where I want to be,” Allison Cathey emphasizes.

On the next floor up in Scotts Dorm, Bryce Hedrick looks and acts nervous. He openly admits to a full-blown case of the jitters — Hedrick, from Thomasville, worries about doing well in his classes.

His mother, Shannon Hedrick, says this is the first time her son has really been away from home.

“This is a big deal,” she says, adding that she’s happy with her son’s decision to attend WCU.

“I like the fact that they seem so focused on the education of the kids,” Shannon Hedrick says.

Her son, like the other freshmen, is enthusiastic about WCU. Many of his friends went to East Carolina University, but Bryce Hedrick says he welcomes the relative isolation of his new home.

“I just really felt like I could focus better here,” he says in explanation.

Jackson County commissioners are leaning toward the May primary for putting alcohol on the ballot rather than waiting until the general election next November.

County Attorney Jay Coward briefed Jackson County commissioners this week on the nuts and bolts of a referendum, one that will decide whether the sale of alcoholic beverages is legal throughout the county. If it passes, Jackson would be one of only three counties in WNC with countywide alcohol sales. Henderson County is also holding a referendum on countywide alcohol in May as well.

Four of the five commissioners told The Smoky Mountain News three weeks ago of their intent to hold a countywide alcohol vote, but had yet to discuss the issue in public at a commissioners meeting until this week.

Commissioners will eventually have to formally vote to put the issue on the ballot, directing the Jackson County Board of Elections to stage the election in conjunction with the May primary. Coward indicated that the necessary timeframe doesn’t require the board’s commitment for some time to come, until about February. At that point, commissioners must sort out which — or all — of various options they will allow voters to consider. Beer and wine only? Only in restaurants or to-go from gas stations and grocery stores, too? What about mixed drinks, or a liquor store?

Commissioner Chairman Jack Debnam has indicated he’s interested in seeing voters decide on countywide beer and wine sales, plus decide on whether to open an ABC store in Cashiers. The only ABC store now in Jackson County is located in Sylva.

Asked about the genesis of a possible alcohol referendum, Debnam emphasized that “personally, I don’t care … I don’t drink.” But, Debnam said he strongly believes that people should be given a choice.

With its fast-food restaurants, box stores, gas stations and occasional backups of traffic, there’s not much that can be described as quaint about N.C. 107 in Sylva.

Except, perhaps, for Bryson’s Farm Supply, where Randy Hooper and wife, Debbie, sell such items as feed and seeds, hoes, bee-hive frames, and other rural must-haves to local farmers and gardeners.

Hooper, on this day — as always — characteristically attired in bib overalls, has worked at Bryson’s Farm Supply since the late 1970s. By then, he said, the highway was already four lanes. But Debbie remembers the road being just two lanes when helping her father build the store.

Today, this main business drag of N.C. 107 is five lanes. And, according to the N.C. Department of Transportation, it needs to be wider still to accommodate future traffic projections — a plan that in fact could lead to the state potentially paving right over this Jackson County landmark, as well as forcing many other “relocations” along the road.

The Hoopers have recently added a line of organic and naturally grown foods to their traditional feed and seed selection at Bryson’s Farm Supply. They are tapping into the burgeoning Jackson County segment of residents who frequent the farmers market, and who often drive more than an hour to Asheville to shop at whole-foods oriented grocery stores such as Earth Fare and Greenlife Grocery.

But their main clientele remains older and more traditional, and the traffic issues on N.C. 107 have created some problems for Bryson’s Farm Supply. While this might make big-city move-ins incredulous, the number of cars now using this highway is flat-out frightening to many of an older generation, Hooper said.

“What helped us out was about two or three years ago, a red light was put in,” Hooper said as he nodded toward the stoplight positioned on the busy highway directly in front of his store. “A lot of the older people were intimidated on this road.”

Jackson County resident Sara Hatton, busy shopping at Bryson’s Farm Supply, remembers when N.C. 107 was a two-lane road.

“When we got Wal-Mart in, that’s when it got really hectic,” Hatton said, adding that she does not, however, believe the transportation department needs to build a bypass to ease congestion as the agency also proposed.

Brother and sister Larry Crawford and Ruth Shuler, both avid members of the Jackson County Genealogical Society, remember further back than most — they can easily picture the days when there was just one small general store along this now busy stretch of highway.

“It was in Lovesfield,” Crawford said, and then explained that Lovesfield is after Love Hill. And that would be at the stop sign to Wal-Mart, which is across the highway from the Love Family Cemetery, which is behind Sonic Drive In — you always can count on genealogical folks to know their local place names, and history.

“The only (other) commercial development was the pole yard,” Shuler, who, like her brother, is intimately familiar with Jackson County’s roads from years of school bus driving.

The pole yard, she said, was located about where Cody’s Express Hot Spot is found at the intersection of N.C. 107 and Cope Creek Road. It was simply a place where poles — perhaps the phone company’s, Shuler isn’t sure — were cached.

Other than that, the area that now serves as the busiest section of Sylva was once simply a residential section of town, she said.

That’s hard to believe these days, given the hot debate about what best to do about N.C. 107.