Forest Hills doesn’t want student housing complex
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.
Forest Hills leaders dream of their community’s future
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.
Charlotte company seeks approval for $25 million student complex in Forest Hills
A Charlotte company wants to invest $25 million in a 400-person housing development for Western Carolina University students who are looking for the finer things in life.
Monarch Ventures has asked the Village of Forest Hills, a tiny incorporated community next to WCU, to allow it to use what’s known as the 19.5-acre Valhalla tract. Monarch Ventures wants to buy the tract, located on North Country Club Drive, from owner Catamount Hollow LLC.
Town leaders are expected to discuss the request, and residents’ reactions that were gathered via a community survey, on Friday during a board retreat.
Shannon King of Monarch Ventures said this would be a “premier” student housing complex, offering amenities that aren’t currently available, including a clubhouse, pool, tanning beds, exercise programs and more.
“There’s a need for quality housing at Western Carolina University,” King said. “And this could be a recruitment and retention tool for the university.”
WCU has experienced significant growth in the past decade. Spokesman Bill Studenc said as the university continues growing enrollment — a stated goal of new Chancellor David Belcher, who has noted state funding is tied to those numbers — there is a corresponding need to house those students.
“I know that right now we are at capacity,” Studenc said.
King has assured Village leaders that Monarch Ventures is “sensitive to concerns about noise and traffic,” and would provide “on-site, 24-7 management for safety.” The group also offers programs for students living with the complex. King said rental rates would be comparable to residential dorm rates at WCU.
Monarch Ventures has just broken ground on a similar project at Coastal Carolina University in Conway, S.C.
Kolleen Begley, who lives in Forest Hills and serves as the community’s finance officer, welcomes the prospect of upscale housing in the small residential village.
“Not everyone in the Village thinks students are a nuisance,” Begley said. “The Village is a municipality, not a retirement community. I have more faith in our young adults attending college than what has been depicted at monthly meetings from the only people who have time to attend. I support the university we chose to move across from. WCU is vital to our local economy. So are jobs and tax money.”
Forest Hills incorporated in 1997 for one primary purpose: keeping student housing out. The 350 to 400 people living in the Village of Forest Hills were clear at that time on not wanting students taking over their community.
The newly sworn town board’s first act after the referendum to incorporate passed? Adopting a building moratorium on everything but single-family, site-built, residential houses with at least 2,000 feet of heated space. The board was confident there weren’t many students who could afford that kind of housing.
King said ideally construction would start in November, but that she believes Monarch Ventures — if town leaders give the OK — would start phasing-in the project beginning next year.
Mark Teague, zoning administrator for Forest Hills, said that the development group would need a use permit and perhaps a variance from the town.
“They’ve got their ducks in a row,” he said, “and I think this is the No. 1 spot where they want to do it.”
WCU, Forest Hills continue hammering out Town Center concept
Looming budget cuts to the state’s higher education system won’t interfere with Western Carolina University’s goal of creating a town to call its own, the man tasked with drawing up a project agreement said this week.
Tom McClure, director of the office of partnership development for the WCU Millennial Initiative, also said if the project for a Town Center moves forward it would be on the financial back of a yet-unidentified private developer. Not, he said, through or at the expense of the university or state.
North Carolina is facing a $3.7 billion shortfall. Budget cuts are expected to extend to the University of North Carolina system, which includes WCU. In anticipation, the cost of attending the university would increase 4.45 percent for the 2011-12 academic year under a plan approved this month by the WCU Board of Trustees.
McClure debunked any idea that the Town Center concept would lose steam because of the departure of Chancellor John Bardo. The chancellor, who developed and spearheaded the possibility of developing 35 acres on WCU’s main campus, announced he would retire next summer.
Key to the Town Center moving forward is whether the Village of Forest Hills agrees to annex the land. Cullowhee is not currently incorporated as a town, and as a result, stores and restaurants can’t sell beer, wine or liquor drinks. That has proved a major stumbling block in attracting commercial ventures typically associated with a college town.
Nearby Forest Hills consists of fewer than 400 residents. Most are current or retired faculty and staff of the university. The town incorporated in 1997, mainly to prevent an influx of students from taking over the community.
What’s in a name?
A draft agreement between WCU and Forest Hills obtained last week by The Smoky Mountain News calls for a referendum on mixed drinks, beer and wine if the tiny incorporated community moves forward with the plan.
The letter of intent also suggests Forest Hills would lose its name for that of the “Town of Cullowhee.” And that it would adopt a “mutually acceptable mixed-use zoning district ordinance based on an initial draft provided by WCU.”
WCU Chancellor John W. Bard sent the letter, dated Dec. 6, to Jim Wallace, mayor of Forest Hills.
Wallace said this week he’s hoping fellow Forest Hills leaders give the project a green light.
“I myself think it would be extremely good for the community and the Village of Forest Hills,” he said. “But we don’t know the details yet. And I don’t vote.”
Wallace said council members would review the draft “paragraph by paragraph” at its upcoming January meeting.
Bardo, in the draft, noted: “The purpose of this letter of intent is to provide the framework for negotiations between WCU and Forest Hills regarding a proposed transaction, and outline material terms and the basis upon which a definitive development agreement may be negotiated and prepared for execution by Forest Hills and WCU.”
The development agreement would be for 20 years unless the two parties mutually agreed to terminate the bargain.
“The Town Center may involve construction of up to 2 million square feet of building space. … Building space currently contemplated includes, without limitation, general retail business, residential space, food services business and entertainment business. The parties agree that large, ‘big box’ retail establishments will not be permitted in the Town Center,” the letter states.
Not everyone thrilled with WCU idea
Robin Lang, Cullowhee businessperson and community advocate:
“I was shocked to read WCU presented Forest Hills its proposal for a ‘Town Center.’ The nerve to call it a ‘Town Center.’ … A ‘Town Center’ without free enterprise? Chancellor John Bardo stated at the first meeting with Forest Hills that the square-footage prices would be too high for a local business to afford. A ‘Town Center’ where within only alcohol sales are allowed? How will our small business community fairly compete with that? Let’s get a countywide alcohol referendum on the next ballot and take a vote. Level the playing field or we will watch more of our local family businesses go under and fold at the mercy of corporate entities and the university once again.
“What about our economic climate? To create service jobs? For whom? The people the university and Forest Hills put out of business? Maybe for the faculty and staff they lay off next year due to the extreme budget cuts. Our community doesn’t need more underemployment. … Is the fate of Cullowhee and Jackson County allowed to lie only in the hands of WCU, the 400 residents of Forest Hills and its board members? The rest of the community, the vested taxpaying, property-owning community needs representation and has a right to a voice.
“What concerns me most is when I think about connecting all the dots of recent events. Our new county commissioners ran on the Tea Party ticket, which professes that people take back their government. Yet the new commissioners have set Mondays at 2 p.m. for their public meetings, which will exclude most of the pesky working public. … I’m concerned that neither WCU nor Forest Hills made this document public. This is public information. ... What else are they thinking and not telling us?”
Read the draft agreement at www.smokymountainnews.com/multimedia/FOREST_HILLS_DRAFT.pdf
SMN obtains draft agreement between WCU, Forest Hills
A draft agreement between Western Carolina University and the Village of Forest Hills calls for a referendum on mixed drinks, beer and wine if the tiny incorporated community agrees to help create a new “Town Center” for its large neighbor.
The letter of intent, obtained Friday by The Smoky Mountain News, also suggests Forest Hills lose its name for that of the “Town of Cullowhee,” and it adopt a “mutually acceptable mixed-use zoning district ordinance based on an initial draft provided by WCU.”
WCU Chancellor John W. Bard sent the letter, dated Dec. 6, to Jim Wallace, mayor of Forest Hills.
“The purpose of this letter of intent is to provide the framework for negotiations between WCU and Forest Hills regarding a proposed transaction, and outline material terms and the basis upon which a definitive development agreement may be negotiated and prepared for execution by Forest Hills and WCU.”
The development agreement would be for 20 years unless the two parties mutually agreed to terminate the bargain.
“The Town Center may involve construction of up to 2 million square feet of building space. … Building space currently contemplated includes, without limitation, general retail business, residential space, food services business and entertainment business. The parties agree that large, ‘big box’ retail establishments will not be permitted in the Town Center,” the letter states.
WCU wants to develop 35 acres on its main campus. The university’s desire to create a commercial hub and vibrant college town hinges on Forest Hills. Cullowhee is not currently incorporated as a town, and as a result, stores and restaurants can’t sell beer, wine or liquor drinks. That has proved a major stumbling block in attracting commercial ventures typically associated with a college town.
Forest Hills consists of fewer than 400 residents. Most are current or retired faculty and staff of the university. The town incorporated in 1997, mainly to prevent an influx of students from taking over the community.
Discussions about some combination of a merger and annexation have come to the forefront since summer. A group called the Cullowhee Revitalization Endeavor (CuRvE) formed almost three years ago and began looking at ways to bring life to the community surrounding the WCU campus. CuRvE opened talks with Forest Hills this summer, and now the university and the town are talking directly to each other about the possibilities for creating a new town.
This group might have some bite — watchdog group formed to monitor WCU
It just wouldn’t be the Jackson County we’ve all come to know and love if there wasn’t some kind of community-action group watchdogging Western Carolina University’s attempts to create its very own incorporated town.
But it’s Jackson County, so of course, there’s now such a group — with the working name of the Cullowhee Coordinating Committee.
“The school, in the past, has behaved as if this is Cullowhee,” Robin Lang, the group’s spokeswoman, said one day last week, gesturing toward the university.
But, she argued, that’s not all of Cullowhee. The people who live in the area are Cullowhee, too. So are the local businesses, and the many people who have invested time and emotional energy into the university and into the area around WCU. All of these people and institutions, Lang said, deserve to be heard before something is done to change what they claim as theirs, too.
Some issues the group might look into:
Possible legal sales of alcoholic beverages — how will local restaurants compete if they can’t do the same? Are there Cherokee archaeological sites? Any Indian burials around WCU, or perhaps an old village or two? Environmental questions also abound — does the proposed Town Center have wetlands within its 35-acre tract, like some are claiming gave way during the building of the Ramsey Center? Are there ways to accomplish revitalization goals along Old Cullowhee Road without annexation?
A bit of background.
WCU, under the leadership of Chancellor John Bardo, is attempting to pair with its tiny neighbor, the 1997-incorporated Village of Forest Hills, to create a college town that would probably be called Cullowhee. Forest Hills is made up of fewer than 400 residents, most being current or retired faculty and staff of the university. (In an interesting twist of irony, the Village of Forest Hills — which has no town hall or services to speak of, though it does contract some police protection — incorporated for one simple reason: to stave off students from taking over the community.)
WCU wants Forest Hills to voluntarily annex university land as the town center. There, Bardo has said, there would be commercial development, with leases extended to restaurants, bookstores, coffee shops and such, as well as condos and a few university offices. That vision has not included much in the way of local businesses — franchise restaurants have been mentioned, not such campus fixtures as the Mad Batter Bakery and Café or its ilk.
WCU bought 2.2 acres on Centennial Drive in January 2007 that houses the Mad Batter, a Subway sandwich shop, and several other commercial businesses.
Forest Hills Mayor Jim Wallace indicated last month that town aldermen were expecting to receive information from WCU soon on how the town could best accommodate a mixed-use land plan.
Tom McClure, director of the office of partnership development for the WCU Millennial Initiative, said there are some “internal discussions” taking place, and that it could be a matter of weeks before the necessary documents are ready for review.
McClure said he has prepared a draft, but that it is not yet ready for review. McClure said a 20-year or more development agreement is key. A “planned-unit development” would eliminate the need for each new business involved to get individual approval from the town.
Chancellor John Bardo has said WCU will ask town leaders to adopt wholesale the university’s design for a town center.
WCU’s desire to create a commercial hub and vibrant college town hinges on its tiny neighbor. Cullowhee is not currently incorporated as a town, and as a result, stores and restaurants can’t sell beer, wine or liquor drinks. That has proved a major stumbling block in attracting commercial ventures typically associated with college towns.
Get involved
The next meeting of the Cullowhee Coordinating Committee will be Thursday, Nov. 18, at 2 p.m. in WCU’s Honors College conference room. The meeting will last an hour.
Forest Hills in holding pattern on WCU annexation
A timetable is still being hammered out on when Forest Hills leaders will receive a formal proposal from Western Carolina University on annexing land for a commercial development.
WCU wants to develop 35 acres of its main campus into a “town center,” which would be leased to restaurants, bookstores, coffee shops and the like, as well as condos and a few university offices. Forest Hills has been asked to annex the land into its town limits.
Forest Hills Mayor Jim Wallace indicated last month that town aldermen were expecting to receive information from WCU soon on how the town could best accommodate a mixed-use land plan.
Tom McClure, director of the office of partnership development for the WCU Millennial Initiative, said there are some “internal discussions” taking place, and that it could be a matter of weeks before the necessary documents are ready for review.
McClure said he has prepared a draft, but that it is not yet ready for review. McClure said a 20-year or more development agreement is key. A “planned-unit development” would eliminate the need for each new business involved to get individual approval from the town.
Chancellor John Bardo has said WCU will ask town leaders to adopt wholesale the university’s design for a town center.
WCU’s desire to create a commercial hub and vibrant college town hinges on its tiny neighbor. Cullowhee is not currently incorporated as a town, and as a result, stores and restaurants can’t sell beer, wine or liquor drinks. That has proved a major stumbling block in attracting commercial ventures typically associated with college towns.
The Village of Forest Hills consists of fewer than 400 residents. Most are current or retired faculty and staff of the university. The town incorporated in 1997, mainly to prevent an influx of students from taking over the community.
Clark Corwin, a council member for Forest Hills, said he would like to see his town receive extensive feedback from residents before any decisions are made. This includes, he said, whether to allow alcoholic beverages to be sold.
He said Southwestern Development Commission, a state regional planning and development organization, offers a tidy process through the Mountain Landscapes Initiative that might work well for Forest Hills. A toolbox has been developed offering best practices and guidelines for sustainable growth.
“I think everyone is of a mind to have a public forum, but I want something more than just a public hearing,” Corwin said.
Defining ‘family’ not so easy for zoning purposes
Tired of all-night parties, yards used as parking lots and overflowing trash cans, a community near Western Carolina University is taking aim at student rental houses.
The Village of Forest Hills plans to limit the number of people who can live under the same roof unless they are family. But exactly how many unrelated people should be allowed to live together has been a source of debate for several months.
Initially, the town planning board suggested a maximum of four non-related people living in the same house. But the town board thought it seemed like too many and instead suggested a limit of just two.
Two is a better number, according to Clark Corwin, who sits on both the planning board and town board. Four was simply too weak, he said.
“The essence of the ordinance would be almost absent,” Corwin said.
If four students shared a house, and each had a girlfriend or boyfriend, the actual number coming and going on a daily basis could mushroom to eight.
But a limit of only two drastically limits the rental market in Forest Hills’ neighborhoods. Landlords are left with a much smaller pool of eligible renters, according to Ron Hancock, a planner with the N.C. Division of Community Assistance in Asheville, which aids small towns like Forest Hills that don’t have trained staff to address planning and zoning issues.
“If someone has a home that has been a rental for years and all of a sudden their revenue has been cut off, they might take offense to that,” Hancock said. That’s why Hancock had recommended four, and cautioned that two was too restrictive.
But Olin Dunford, another member of the planning board, said the greater good has to be considered.
“I am not totally against college students renting houses,” Dunford said. “I have to think about what if I moved away and wanted to rent my house. But as a good respectable neighborhood, we had to consider that four was too many.”
Hancock agrees that Forest Hills’ character is incongruous with that of a typical college house.
“The core issue is that students tend to have an active nightlife,” Hancock said. “Forest Hills is a quiet little community of mainly single-family homes.”
Corwin has lived across the street from a house of college students for several years. Parents of a student bought the house for their daughter to live in while at school, figuring it would be cheaper in the long run than renting an apartment for four years. She played on the golf team, and several of her teammates shared the house.
Corwin said the golfers weren’t so bad. They would usually come across the street and let him know before they had a party.
But after she graduated, the house was rented to students who weren’t so courteous. Corwin counted six to eight cars that came and went from the house regularly.
Dunford said parking is a major complaint when students rent houses. They park on the street, in the yard — “and even park in your yard,” he said.
Loud partying is the other chief concern. Forest Hills doesn’t have its own police force. Instead, it hires an off-duty deputy to make rounds on weekend nights during the school year primarily as a deterrent against parties.
But students are prone to party any night of the week, not just weekends, Corwin said. Plus, the deputy isn’t always successful in enforcing the noise ordinance. Corwin said students will use their cell phones to text warnings to each other when the deputy is coming.
“Everyone runs to the car and gets in and they are gone,” Corwin said.
There is a shortage of rental property in the Cullowhee area, both for students and professors. That’s why Corwin doubts anyone will have trouble renting their house, even if they have to cater to families and professionals rather than groups of students.
Forest Hills is a tiny town of just one square mile that sits across the highway from the WCU campus. Many of the town residents are professors and university staff.
“We are a bedroom community to the university,” Corwin said.
What now?
The planning board has spent almost two years wrestling with the issue and crafting the language, along with a few other changes to the town’s zoning laws.
When Forest Hills became a town in the late 1990s, its primary intent was to preserve the neighborhood character. As a town, it could pass zoning laws that kept student condos and apartment complexes out of the community. It promptly got to work doing just that, but failed to address the issue of students renting houses.
Corwin said the town realized it could succumb to “studentification,” a takeoff on “gentrification.”
“We could become a whole multi-family community with students up and down the street,” Corwin said.
That could lead to lower property values for everyone.
Thus, the planning board embarked on the proposed occupancy limits.
“It’s setting out that these are the rules of a residential neighborhood and this is what our expectations are,” Corwin said.
Enforcement of the ordinance will be complaint-based and fall to the town’s volunteer zoning enforcement officer. The town has no paid workers.
The number of people living in a house is unlimited if they qualify as a family — which can include everyone from foster children to great-aunts. But a family must be a single house-keeping unit of a non-transient nature.
“Non-transient is the key factor because students are transient,” Corwin said.
Defining what qualified as a “family” was tricky in and of itself.
“We worked very hard to get a definition of ‘family’ so it would be defensible legally if it came to that,” Hancock said. “Legally, there is nothing that discriminates in any way.”
Such an ordinance is very common in college towns, Hancock said. Forest Hills’ planning board borrowed language from similar zoning laws in Boone and Chapel Hill.
Want to weigh in?
A public hearing on limiting the number of college students sharing a rental house will be held by the Forest Hills town council at 6 p.m. Tuesday, Oct. 5, at the Jackson County Recreation Center in Cullowhee. The hearing will also include other changes and updates to the town zoning ordinance.
How would being a town help Cullowhee?
In hopes of transforming Cullowhee into a more vibrant college community, a group dedicated to reinventing the lackluster area around campus wants the Village of Forest Hills to expand its town limits and annex a portion of the university and its surrounds.
The restaurants, coffee shops and bars typically found around universities are markedly absent at Western— witnessed by a standing joke on campus that “Cullowhee is a state of mind.”
One barrier to revitalization in Cullowhee is the lack of legal alcohol sales. Alcohol sales, from a six-pack at a gas station to a glass of wine with dinner, aren’t allowed by the county. Incorporated towns have the option of allowing alcohol sales, however, as do Sylva and Dillsboro.
If the annexation goes through, and if the Village of Forest Hills in turn passed a law to allow alcohol sales, it would help attract restaurants and a grocery store.
But there are other ways incorporation might benefit Cullowhee revitalization. Lacking town designation, the community is missing out on state and federal grants, from funding for sidewalks to sewer lines. If incorporated, the area would also be entitled to a cut sales tax revenue collected by merchants in the town limits.
Another option, and one that remains if the Village of Forest Hills decides not to expand, is for Cullowhee to incorporate as brand-new town of its own. But the process would be more arduous and complicated.
Tiny town of Forest Hills holds fate of Cullowhee revitalization in its hands
Being the top leader of the Village of Forest Hills isn’t as serene as it once was.
Admittedly, Irene Hooper, the first mayor of this subdivision-turned-town, dealt with some thorny issues after the residential area near Western Carolina University voted to incorporate in 1997. Her job, mainly, was to ferry the town through the mechanics of keeping student housing out. The 350 to 400 people living in the Village of Forest Hills were clear on not wanting students taking over their community.
“We have a lovely area here,” Hooper said at the time. “Or, we did, let’s put it that way. Mailboxes are being torn down, beer bottles are thrown around, cars are racing, parties are going on and dogs are barking.”
The newly sworn town board’s first act after the referendum to incorporate passed? Adopting a building moratorium on everything but single-family, site-built, residential houses with at least 2,000 feet of heated space. The board was confident there weren’t many students who could afford that kind of housing, given the average home in the Village of Forest Hills at that time was just 1,843 square feet in size.
Thirteen years later, the town’s current top leader is also grappling with growth issues. But that’s about where the similarity begins and ends. Mayor Jim Wallace has to help decide: Should the Village of Forest Hills embrace what it once so clearly rejected? Should the town actually agree to annex university land into its town limits, and perhaps even change its name to Cullowhee?
Decision-making time is nigh. Wallace said he believes the town’s board members will vote “yes” for annexation. That is, if WCU, in the next couple of weeks, brings to the town a document containing what the mayor anticipates — a method outlining exactly how the town could best accommodate the mixed-use land plan necessary for the Village of Forest Hills to move forward with the annexation.
See also: How would being a town help Cullowhee?
Growing thoughtfully?
There isn’t much to be seen in the one square mile that makes up the Village of Forest Hills. Tidy houses, an inn, an informally designed and painted sign posted along N.C. 107 with the town’s name set against a backdrop of trees and some mountains.
That about sums things up, except to note that residents are taxed one penny, the town has hired zero employees to work in its non-existent town hall, and the board’s meetings are held down the road at the county’s recreation center. Oh, and the town hires off-duty deputies to patrol on weekend evenings during the school year to help keep things under control, plus oversee general street maintenance. That includes fixing potholes.
Dawn Gilchrist-Young, a resident of the Village of Forest Hills who serves on the town’s planning board, said she doesn’t fear higher taxes if the annexation takes place.
“My primary reason for moving to Forest Hills was its promise of protection from thoughtless growth, but I think this would be thoughtful growth,” she wrote in an email. “As one of our council members has said, this will allow us a say in what happens around Forest Hills. It would seem a great deal is about to happen just a mile or so below us at the university.”
Justin Menickelli, an associate professor for WCU in the department of health, physical education and recreation, also lives in the Village of Forest Hills. He, like neighbor Gilchrist-Young, favors annexation as a means of controlling the growth that now seems inevitable. Inside town limits, ordinances can control the nature, scale and aesthetics of development.
“I think it is a great idea,” Menickelli said. “I know there are people who are against it, worried about corporate-type chains coming in. I just don’t think that will happen (on a large scale) — maybe a grocery, or a couple of restaurants.”
Gilchrist-Young also touched on the possibility of chain restaurants and businesses in Cullowhee. Unlike Menickelli, she fears the town center WCU Chancellor John Bardo wants to build — essentially, a new commercial district now lacking in the community — will be homogeneous, and without local flavor or character.
“WCU’s population is more a Zaxby’s/Target/Abercrombie population than they are farmers market and outdoor café population, so the planners and businesses will make decisions reflective of that, I’m afraid,” she said.
That is organic farmer Curt Collins’ fears, as well. He is in his third year of farming, running Avant Garden in Cullowhee. But Collins, though fervent and unapologetic in his support for local businesses over large, corporate ones, picked his words carefully.
“This is not ‘me versus the university,’” Collins said. “Ultimately, what the university desires is the end goal that all of us desire — the betterment of this area.”
On Saturday, a ‘Cullowhee Happening’ cultural event will take place at Avant Garden from 3 to 10 p.m. Collins also sees the event as a natural setting for people to discuss plans and share ideas about the future of their community.
What the future might hold
Town center, as conceived and promoted by Bardo, would primarily be a 35-acre commercial hub abutting N.C. 107. It would extend from the Fine and Performing Arts Center to the Ramsey Center. Sites would be leased to restaurants, coffee shops, bookstores and perhaps a specialty-style grocery store.
Bardo has promoted mixed-use development. So there might be condominiums as well as shops. University-type structures would be held to a minimum. WCU wants board members of the Village of Forest Hills to adopt the town-center plan in its entirety, a wholesale approval of the development plans that would be good for 20 years, so that individual businesses wouldn’t need to seek approval by the town.
“Some things I like about this, some I don’t,” said Bill Supinski, a senior English major at WCU who was sitting outside the Mad Batter restaurant one day last week. “It would be nice to be able to buy alcohol, but that’s not really necessary. Sylva is just 5 miles away.”
Supinski said he was attracted to WCU because it’s the antitheses of his hometown, Raleigh.
“I didn’t want to live like that anymore. If you want those kinds of places (corporate businesses, chain restaurants), you should move there,” he said.
Adam Bigelow, a senior in environmental science, said he wants Cullowhee to become a town “without corporations” that is a model of local sustainability.
Downstate, another town and university partnership
WCU, in not having an incorporated town to help provide that college-town feel, is in an unusual situation. But it isn’t unheard of for a university and a town to join in promoting mutual business interests. Take Elon and Elon University, for example.
Elon, founded in 1889, developed in concert with the university. Though they are two independent entities, the town exists because of the university, said Eric Townsend, director of Elon University’s news bureau.
“The town makes its own decisions,” he said. “That said, part of our strategic plan is to help bring in more private businesses.”
Currently, the town consists of some restaurants, a few boutiques and some retail establishments. It could be more vibrant, Townsend said.
“There’s a series of guidelines we’d like to see happen over the next 10 years,” he said.
The town’s leaders want the same as university leaders, said Elon Manager Mike Dula, whose daughter is Sylva Town Manager Adrienne Isenhower.
Elon and Elon University always have worked closely together, meeting the university’s needs for water and sewer, coordinating police forces, and other joint projects. But the 10-year plan is a high mark in that relationship. For the first time, the two are looking to jointly redevelop and revitalize the small downtown area.
To that end, a committee has been formed that is made up of a consultant, two aldermen, the town’s planner, the university’s vice president for business affairs, and the vice president’s assistant.
“This is to see how we to try to move forward from here,” Dula said.
‘100-percent negotiable’
Back home in the Village of Forest Hills, Mayor Wallace positively bristles over insinuations that WCU leaders are calling the shots when it comes to possible annexation by the town. That simply isn’t true, he said, the town board remains firmly in charge.
“The chancellor has assured us, it is 100-percent negotiable,” Wallace said. “And people have preconceived ideas about what the university will do. They think it will just be an ugly mess — that’s not true.”
What’s also not true, the mayor added, is any possibility that the Village of Forest Hills will get into the business of involuntary annexation — of anyone, anywhere, anytime. That includes along old N.C. 107, or Old Cullowhee Road, which has seen the group, Cullowhee Revitalization Endeavor, form for the purposes of rebuilding what, at one time, represented the main corridor into the university.
Cullowhee boosters believe incorporation is key to the successful redevelopment of Old Cullowee. This, unlike the university’s proposal, will mean private property owners will have to sign on to the idea.
“We will not force annexation,” Wallace said. “When old 107 is ready, they can petition us.”
Mary Jean Herzog, a WCU professor in the department of educational leadership and foundations, is careful to separate the work of the Cullowhee Revitalization Endeavor from the university.
“This is a community organization, not a university one,” she said. “We’re really just a group of people who got together because of a mutual interest.”
That is, to beautify and invigorate Old Cullowhee Road. There, now, are a few businesses, including restaurants, a tattoo parlor, body shop, an auto-repair shop. After discussing what it would take to revitalize the area — river walkways, streetlamps, a river park, sidewalks connecting students to businesses — members of the group realized they wouldn’t be able to tap sources of money, such as grants, without real-town status.
Efforts in the 1970s to incorporate had failed. But there have been no real attempts made since then, Herzog said.
“I would like for Cullowhee to be a town as nice as Sylva, or Weaverville. … Growth is going to come. Do we want to be in charge of our destiny, or wait for unbridled growth and development?” she said.
Village of Forest Hills resident Menickelli believes the potential for growth on Old Cullowhee Road is tremendous and supports the idea of his town underpinning the revitalization effort.
“I just want to applaud the efforts of the (revitalization) group,” he said. “Old Cullowhee needs to be cleaned up.”
Meanwhile, former Mayor Hooper worries about growth of the Village of Forest Hills. But she worries more about that growth being left unchecked and unplanned.
“I hope we won’t lose our identity as the little village,” Hooper said. “But I think it will probably be a good thing in the long run. For all of Western North Carolina, and particularly, WCU.”
Festival celebrates Cullowhee
Cullowhee Happening, a cultural event and festival, will be held from 3 to 10 p.m. on Saturday, Sept. 11, at Avant Garden.
Three bands will perform. This is a fundraiser for the Cullowhee Revitalization Effort, a group dedicated to rebuilding Old Cullowhee. See this week’s Outdoors section for information on a paddling race held on the Cullowhee section of the Tuck in conjunction with the event.