The Maggie Valley Planning Board has eased requirements on a proposed set of design standards that would shape the town’s appearance in the long-term.

The board hopes to replace the haphazard look of the town with more earthy colors, natural materials, and other components of mountain-style architecture.

Most town aldermen expressed support for the proposal at a joint meeting with the planning board on Friday.

The proposed ordinance had formerly prohibited high-gloss finishes and fluorescent colors for building exteriors. Now, those who want to renovate or build a new structure are only “discouraged” from such choices. They would still need to gain the approval of the planning board, however, before moving forward with the review process.

While the planning board has been toiling for three years to come up with a set of acceptable standards, several business owners have raised concerns about the costs of adhering to the strict standards.

They worried that a mountain theme would mean more expensive construction costs, thereby hurting existing businesses and driving away potential business owners.

“I feel like we need to move forward with this, but you know, I want to see new businesses come in, too,” said Alderman Colin Edwards.

But the planning board repeatedly stressed that the standards would more likely help the town than hurt it by making Maggie more cohesive and eye-pleasing.

“I think having a standard design is more of an attraction than a detraction,” said planning board member Tom Benoit.

Alderman Scott Pauley said he is also in favor of having a mountain theme in Maggie Valley.

“As a business owner, I don’t feel threatened by the document,” said Pauley, who also owns Travelowes Motel. “I see it as a step forward to enhance our town.”

Other changes to the proposed standards include an increase of building height limitations from the town’s standard of 45 feet to 55 feet in flood areas.

The town has held a series of public meetings to help gain input from citizens about the ordinance.

Though the first public meeting attracted nearly 70 people, the second meeting was not well-attended. Town officials will launch a comprehensive effort to get more stakeholders involved and are contemplating sending out a mailing to all Maggie Valley business owners.

The next and final meeting will likely be held at the end of April. Attendees will get a chance to assume roles within the design review process to better understand how the document will come to life.

Mayor Roger McElroy, who also supports the standards, said he hopes the mountain theme will materialize at last.

“We’ve been talking about this for 20 years at least,” said McElroy. “I think it’s the time to do it.”

The Town of Maggie Valley recently transferred the responsibility for building inspections to Haywood County. Now, Maggie is considering handing over soil and erosion control, too.

“We could really become a one-stop shop,” said Maggie planning director Nathan Clark.

Town officials from Maggie Valley and Clyde will meet Tuesday, March 23, with the Haywood County manager to discuss the potential takeover.

Both towns are also interested in exploring the possibility of adopting a county ordinance that regulates construction on steep slopes. Currently, neither town has such a policy.

The joint meeting follows a massive mudslide in Maggie Valley, which traveled 3,000 feet down the mountainside and damaged four homes.

Roads have been cleared, but up to 16,000 tons of unstable material still looms over the Rich Cove community.

Haywood’s steep slope ordinance allows the county government to force a property owner to clear debris from landslides. It can also coerce a landowner into stabilizing a slope that the county engineer deems unsafe.

If the Town of Maggie Valley adopts that ordinance, the county would have authority to deem the Rich Cove area an unstable slope, forcing Ghost Town in the Sky amusement park to take action.

Ghost Town in the Sky amusement park could be foreclosed on as early as June unless investors step forward with a cash infusion between now and then, according to Ghost Town’s bankruptcy attorney.

The theme park in Maggie Valley has been struggling with bankruptcy for the past year. Owners pledged to pull through and become profitable again.

But as of now, the company doesn’t have the money to ramp up to open for the summer season, according to David Gray, bankruptcy attorney for Ghost Town.

“We don’t have any funding to open the park,” Gray said in court last week.

Meanwhile, BB&T has been pushing to collect on its $9.5 million loan to Ghost Town. The current owners took out the loan to buy the park in 2007 and make major repairs. A frustrated BB&T has been calling for a court-ordered liquidation of Ghost Town, essentially a forced sale of the park to pay off its debts.

Ghost Town chose not to put up a fight in bankruptcy court last week and instead agreed to let BB&T start the wheels of foreclosure with one caveat: that it not take place before June. The move bought Ghost Town owners three months to continue their hunt for funding.

“They are going to try to put together some sort of financing,” Gray said.

Gray said it takes $250,000 to $300,000 to open the park for the season. Most of that goes to hire some 200 employees and pay their salaries until revenue from ticket sales starts to roll in, and to spruce up the grounds and get everything working again.

Ghost Town was supposed to formulate a plan on how it would emerge from bankruptcy and repay some $13 million in debt. Such a reorganization plan is required by the bankruptcy court.

The park owners came up with a plan that requires $2.3 million in new equity this year in order to pull off a reorganization, according to the bankruptcy administrator. But the plan fails to say where the new equity will come from. Gray said the park owners need more time.

Gray said Ghost Town will revise its reorganization plan — which faced serious court objections anyway — and present a new one if it can find the necessary capital.

If that doesn’t happen by June, Ghost Town will be sold to the highest bidder. CEO Steve Shiver could not comment on negotiations with potential investors but is positive about the eventual outcome.

What will become of Ghost Town?

If Ghost Town can come up with a new, viable plan between now and the June foreclosure proceedings, BB&T will likely be willing to work with Ghost Town and halt the foreclosure, Gray said. If Ghost Town is sold in foreclosure, it is unclear whether it would fetch enough to cover what BB&T is owed.

Ghost Town includes 288 acres and a collection of amusement park rides. Often with foreclosures, the bank holding the mortgage ends up owning the property.

“Do you think BB&T wants it?” Grey asked. “It’s the tar baby. What are they going to do with it?”

Prospects of a buyer are complicated by a mudslide originating from Ghost Town’s property last month. Who’s liable for the cleanup and stabilization is still being debated.

Maggie Valley Mayor Roger McElroy just hopes that it stays an amusement park rather than getting turned into a real estate development.

“Whoever can make a go of it will be what’s best for the town, whether it is this group or another group,” McElroy said.

Ghost Town is zoned commercial by the town. Residential is not allowed without an exemption. If a future owner wants to turn the mountaintop into a residential development, they would have to seek an exemption from the town zoning board of adjustment.

When Ghost Town’s current owners appeared on the scene in 2007, the park had been closed for five years.

“A lot of motels and restaurants were hanging on by the skin of their teeth. When Ghost Town opened back up, it made a difference,” McElroy said.

Lacking start-up capital for the season is not new, however. Ghost Town faced the same problem last year. Ghost Town CEO Steve Shiver went on an extensive but unsuccessful hunt for public funding from the Town of Maggie Valley, and courted numerous local and regional tourism and economic development entities but to no avail.

The town was unwilling to pledge tax dollars to help the struggling amusement park reopen with no guarantee it would be paid back. Investors, many of them Maggie Valley business people, chipped in to provide the capital to get the park open.

Brenda O’Keefe, owner of Joey’s Pancake House, invested in the park’s new owners out of her love and devotion for Maggie Valley. For four decades, Ghost Town was an anchor attraction that pulled tens of thousands into Maggie Valley each summer and fall. Like so many, O’Keefe was eager to see it reclaim its former glory.

“Was I 100 percent sure it was going to make it? No. But the motel owners have to have people come into Maggie Valley and stay overnight to make it,” O’Keefe said. “I am a member of this community, and I want to see it thrive.”

So she and others stepped up to the plate.

When Ghost Town reopened in 2007 after five years of being closed, it garnered lots of media attention. Now, it could be worse than if it had never reopened at all.

“A closed amusement park is one thing. A failed amusement park is much worse,” O’Keefe said.

Feedback from customers who had visited Ghost Town was all positive this year, which hasn’t always been the case, O’Keefe said. O’Keefe said that shows the park and its employees were trying their hardest to provide tourists with a positive experience. O’Keefe believes the park is almost where it needs to be, but has been a victim of the economy.

“If you got the figures for all theme parks last year, it wasn’t good,” O’Keefe said. “Everybody’s figures were way down. It is not just Ghost Town.”

O’Keefe credits Ghost Town CEO Steve Shiver for doing all he could.

“He has worked very hard to try to keep it going. He has put a lot of money into it certainly more than anyone else,” O’Keefe said. “It is just a matter of having enough capital to go forward. It has always had a problem of being undercapitalized.”

Like McElroy, O’Keefe is concerned about the impacts to Maggie Valley business owners if Ghost Town doesn’t open this year.

“We are very distressed about it,” O’Keefe said, adding that it is time for the town to get creative. “We are certainly going to be looking for something else to bring people to Maggie. We are not going to sit on the sidelines.”

Ghost Town buys time to find financing

When Ghost Town agreed to a June foreclosure by BB&T, what could have been a lengthy and dramatic courtroom showdown last week was reduced to less than five minutes.

Had Ghost Town pushed ahead with the reorganization plan in its current form, it’s unclear whether a judge would have approved it. It faced serious hurdles due to inadequacies, according to Alexandria Kenny, a federal bankruptcy administrator who works for the bankruptcy court.

Kenny wrote in her objection that the plan is “vague, ambiguous and not feasible,” and even called one portion “absurd.”

A handful of major stakeholders objected to the plan.

BB&T claimed the plan was not proposed in “good faith.” BB&T also objected to the general way Ghost Town has conducted itself during bankruptcy proceedings. Ghost Town’s reorganization plan was slow to materialize, requiring several court extensions. It has repeatedly failed to meet other court-imposed deadlines for filing various financial documents.

Failure by Ghost Town to pay its taxes in 2009 led both Haywood County and the town of Maggie Valley to object to the reorganization plan. Both are still owed taxes from 2008 as well.

Everyone owed money by Ghost Town could vote on the plan. Other than BB&T, there are 225 companies collectively owed $2.5 million from Ghost Town for everything from radio ads to souvenir merchandise to plumbing parts. Of those, 90 sent in ballots and 84 voted in favor of the reorganization, Gray said. It’s not surprising since those companies stand at the back of the line. Under a foreclosure or liquidation, the park’s 288 acres would have to sell for more than $10.5 million before those companies saw their first nickel.

Under reorganization, Ghost Town proposed paying back those 225 companies starting in summer 2011 based on a 6.5 percent cut of the park’s revenue. Kenny objected that Ghost Town should pledge a specific minimum dollar amount it would pay each year.

Still piling on debt

While in bankruptcy protection, Ghost Town got a hiatus from bill collectors and old debt. But the park continued to rack up new debt during 2009.

Financial filings show past due bills of more than $400,000 still lingering from last year. Some are for goods and services rendered, like attorney’s fees, termite exterminators and a marketing consultant.

But there are also hefty utility bills. Ghost Town owes a water bill of $4,430 and power bill of $20,000, both of which were cut off due to failure to pay at the end of the season last year. It owes AT&T $2,000.

Other past due bills from 2009 include $85,000 in property taxes to the town of Maggie and Haywood County. Both are still owed taxes from 2008 as well.

Ghost Town also owes the state $10,500 in sales tax from 2009 and $4,800 in amusement tax. It owes the IRS $2,300.

In addition to $400,000 in past due bills from 2009, Ghost Town owed investors and partners $712,000 that was put up over the course of the year. Ghost Town has listed the $712,000 from as part of its debt to be repaid.

Ghost Town’s current reorganization plan forecasts the park would continue operating at a loss until 2013, even with the infusion of new equity to the tune of $4 million over the same three year period, according to the bankruptcy administrator.

Ghost Town is far from off the hook for repairing the latest landslide in Maggie Valley.

The Rich Cove slide originated from Ghost Town in the Sky amusement park more than a month ago. About 16,000 tons of material remain unstable at the site, threatening an even worse slide.

No one has said yet whether natural causes or the failure of retaining walls led to the mudslide. But that might not matter. Town officials have discovered several lines of attack for forcing the amusement park company to foot the cleanup bill.

Town Manager Tim Barth has unearthed a state law that would allow the town to step in and stabilize the site then force Ghost Town to cover all the expenses.

Another more long-term option is to pass an ordinance regulating development on steep slopes — to prevent future landslides and force property owners to clean up slides that occur. The county already has such an ordinance, but the town chose not to adopt it, so it doesn’t apply to Ghost Town, which is within town limits.

The state law that Barth cited says a town can summarily remove anything that is dangerous to public safety within one mile of time limits. Expenses would be covered by the property owner. If they aren’t paid, the town could place a lien on the property and on any other property owned by the same entity in town, except for primary residences.

Barth acknowledges that it would be difficult to get Ghost Town to pay up since it’s already mired by bankruptcy. But the town may proceed anyway.

“It may be a situation where certain actions have to be taken to stabilize that area, and maybe the town gets paid back at a later time after the property is sold,” said Barth.

It would be beneficial for anybody who owns the land to repair the slide, Barth added.

Town officials are still waiting to hear on the prospect of federal assistance from the United States Department of Agriculture.

The USDA may be able to provide 75 percent of funding for the Rich Cove slide repair, though local sources will still need to scrape up the remaining 25 percent.

The town and county plan to meet jointly after the estimate for the cleanup and stabilization work is finalized some time this week. Both governments hope Ghost Town will cough up money for the cleanup regardless of its bankrupt status.

However, Ghost Town’s bankruptcy attorney has said the park does not have the $250,000 it needs to open for the season unless an investor is found.

Steep slope ordinance in sight?

Barth recently consulted with Haywood County on the possibility of adopting a steep slope ordinance within town limits.

Because of the potential for another slide at Rich Cove, the town would have to move fairly quickly. It could adopt the county’s slope ordinance wholesale, rather than take the time to write one of its own.

“We recognize that there’s a time factor, that we need to probably get something in place fairly soon,” said Barth. “But we want to make sure we do things the right way, and in a way that makes sense for Maggie Valley as well as the county.”

Barth said the town had not pursued an ordinance in the past because little development occurred on steep slopes within town limits.

Another limiting factor was not having enough resources to hire a full-time engineer to enforce a steep slope ordinance. If the county agrees to handle enforcement, Maggie might sign on to Haywood’s ordinance.

“That would be the easiest, quickest way to have legislation enacted,” said town planner Nathan Clark, who hopes that the slide will renew serious discussions about a steep slope ordinance in Maggie.

Such an ordinance provides several ways to force a landslide cleanup.

For example, Haywood can delay necessary permits to hold up development until the slide is stabilized. It can also fine property owners until they cooperate.

“It might start out at $5,000 or it might start out at $50, depending on the severity of the slope failure and how much noncooperation there is,” said Mark Shumpert, Haywood County engineer.

Under the county ordinance, Shumpert has the authority to deem a slope in danger of sliding a “critical slope” and compel the property owner to stabilize it.

For now, the county has little influence over the Rich Cove cleanup. That would change, however, if Maggie passes a steep slope ordinance and the county takes over.

“It all boils down to jurisdiction,” said Shumpert.

Two landslides hit in the Maggie area in January 2009, but they were outside the town limits so the county’s slope ordinance kicked into effect.

For the first time, Haywood County was able to force a property owner to clean up a slide.

One property owner recently submitted design plans for the slide stabilization.

The other owner filed for bankruptcy, and the county is now negotiating with the bank that’s taken over the property. Haywood has not filed a lien on the property.

Shumpert said the bank has two options: it can either repair the site and sell the house on it, or it can bulldoze the home and return the area to its natural state.

Haywood County commissioners are reluctant to hand over taxpayer money to stabilize the latest landslide in Maggie Valley — even if the federal government chips in for much of the cost.

At a commissioners meeting on Monday, the Town of Maggie Valley asked the county to partner in a grant application from the federal Emergency Watershed Protection Program. If approved, the grant would pay to remove debris, reroute the natural stream channel, and most importantly, shore up the still unstable portion of the mountainside. About 12,000 to 16,000 tons of material is looming over the Rich Cove community, posing the potential for more slides.

The federal grant would cover 75 percent of the cost, while the remaining 25 percent would have to be found locally.

But lingering questions over whether the slide at Rich Cove was a natural disaster or caused by a failed retaining wall at Ghost Town in the Sky amusement park has caused county commissioners to hesitate about participating in the program.

Commissioner Kirk Kirkpatrick said the issue at hand is whether Ghost Town is at fault. If so, the company, not county taxpayers, should pay for the slide’s impact. Ghost Town has been struggling with bankruptcy for the past year, however.

Steve Steve Shiver, CEO of Ghost Town, said he just didn’t have enough data — namely the cost of cleanup and stabilization — to make any decisions.

“At this point, we’ll just wait and see what the estimates are,” said Shiver, adding that Ghost Town has been able to repair a road that was washed out by the slide over the weekend. Road access to the top of the mountain is now restored, Shiver said.

At one point on Monday’s meeting, Commissioner Skeeter Curtis asked Maggie Valley’s town manager point blank if the town would pursue litigation against Ghost Town in the future to recoup its costs.

“Is the Town of Maggie Valley willing to enter litigation to get their 25 percent back?” asked Curtis.

Maggie Valley Town Manager Tim Barth replied the town would talk to Ghost Town about whether its owners would chip in to cover the 25 percent local match.

“It won’t get any cheaper for them, I’ll just say that,” said Barth. “If they have to fix that on their own, it’ll be 100 percent cost, and not 25 percent.”

Meanwhile, Commissioner Mark Swanger worried about setting a precedent for providing county money to clean up slides, even when they occur on private property or are caused by private companies.

“How is this one different from the ones we had in the past?” asked Swanger.

Swanger said if Maggie is going to ask for county assistance, it should also follow the county’s lead in implementing regulations for development on steep slopes.

Curtis added that local governments should begin pushing to bring landslide insurance coverage to the state, even if it is expensive.

The commissioners ultimately decided not to commit to the program before receiving a concrete dollar figure on the 25 percent match.

“Really, the bottom line is going to be the cost,” said Commissioner Bill Upton.

Town and county leaders will hold a joint meeting once the federal agency, Natural Resources Conservation Service, comes up with a proper estimate for the stabilization and clean up.

A project manager and engineer surveyed the slide this week and hope to provide a damage survey report by early next week.

Carol Litchfield, a local representative from the Natural Resources Conservation Service, said while legal complexities may arise with this particular landslide, it meets the objectives of the Emergency Watershed Protection Program, which only responds to natural disasters.

Litchfield said the main issue now is not the 25 percent, but whether the grant will be awarded given competition for the funds. Litchfield said it can cost hundreds of thousands of dollars to clean up a site, though she does not have a ballpark figure for what it would cost to stabilize the Rich Cove slide.

The agency will not cover the costs for repairing structures or homes damaged by the mudslide, she added.

The last time the Emergency Watershed Protection Program was utilized in this area was to mitigate the impact of the 2004 floods in 17 western counties, including in Haywood and Macon counties. At that time, a federal state of emergency was declared, and the state covered the 25 percent match.

With this slide, there hasn’t been enough damage to call for a state of emergency at the state or federal level, though both the county and the Town of Maggie Valley signed a disaster declaration.

For now, the threat of another slide still looms over Rich Cove with a precautionary zone that covers more than double the size of the area currently damaged by the slide.

“We got to do something,” said Greg Shuping, emergency services director for the county. “The fact remains that we have a threat.”

Business owners with cyber sweepstakes machines in Maggie Valley received both good and bad news last week.

Luckily for them, the town board passed a much lower business license fee than originally proposed and delayed the pay-up date till July, which marks the beginning of the next fiscal year.

However, the annual fees passed are still sky-high: $2,500 for the first four machines and $750 per machine thereafter. Though Maggie Valley’s town board already passed zoning restrictions on the machines, it had yet to settle on an annual fee.

The planning board was tasked with developing a fee, but was sent back to the drawing board twice by aldermen. The planning board first proposed a $2,400 fee per machine, then revised their suggestion to $2,000 per machine.

Both options were too high for the aldermen’s tastes, but the planning board saw things differently.

“We just strongly felt that we didn’t want it to proliferate through town,” said Billy Brede, chairman of the town planning board. “We presented the ordinance that we felt would protect the town.”

Cyber sweepstakes is a close relative of video poker that allows players the chance to win phone and Internet time that can be traded in for cash. Sweepstakes machines are able to subsist due to a loophole in the state’s video gaming ban.

Brede said limiting cyber sweepstakes machines is important to preserve Maggie’s family-friendly environment, something that Brede says is important to both locals and visitors.

“People who come here for tourism are looking for family values,” said Brede. “We have strong family values, and we don’t want to see gambling proliferate.”

Alderman Colin Edwards said while the planning board works hard to make its decisions, the aldermen thought the fees it proposed were excessive and might risk shutting down businesses.

“I don’t approve of gambling, but I don’t want to see anybody go out of business, either,” said Edwards. “The General Assembly will probably be addressing this issue anyway in this next coming session, so it might not even matter what we do.”

Aldermen Phil Aldridge and Saralyn Price were not present for the vote, but the three remaining members voted unanimously for the measure.

Since some businesses opted for the machines to stay afloat during the severe recession, both the planning board and the town board agreed that the fees shouldn’t be implemented until July.

“The board didn’t want to penalize those businesses who had taken up those ventures during these tough economic times,” said Nathan Clark, the town planner.

Businesses could save up for the fee in the meantime, and perhaps even rethink their decision to harbor sweepstakes machines, Clark said.

“We didn’t want to start billing people in the middle of the year,” said Tim Barth, town manager of Maggie Valley. “We didn’t think that was appropriate.”

The towns of Canton and Franklin passed comparable fees to what Maggie ultimately settled on, but didn’t hesitate to begin collecting immediately.

According to the town’s last count, there are 10 machines within three businesses in Maggie Valley. Barth said it’s unlikely that the town has identified all locations, however.

This and That Home Décor and Gift Shop, which housed four of these machines, seems to have closed its doors.

For now, each business must pay a nominal fee of $10 to register cyber sweepstakes. It’s the same fee the town collects for pinball machines or video game machines — clearly a whole different ball game.

“No matter how good you are at Pac-Man...it’s never going to shell out $500 or $5,000,” Clark said.

Ghost Town in the Sky amusement park was behind on its general liability insurance payments in the months leading up to a massive landslide that originated from its property.

Ghost Town has been struggling with bankruptcy for the past year. It was three months behind on payments for its general liability insurance coverage when the slide occurred on Feb. 5, according to paperwork filed as part of bankruptcy proceedings.

Ghost Town had an arrangement with a finance company to make insurance payments on its behalf. In return, Ghost Town was supposed to make regular payments to the finance company, First Financial.

But Ghost Town got so late on payments that the finance company sent a “notice of cancelation” of coverage effective Jan. 28.

“Your insurance coverage referenced above is hereby cancelled as of the cancellation date indicated,” the notice states. The notice states that Ghost Town had “already received the statutory written notice of our intent to cancel and any cure period has expired.”

Another two weeks passed before Ghost Town sent a payment. On Feb. 10 — a few days following the landslide — Ghost Town wired $27,400 to the finance company to cover the past due bill from the last quarter of 2009 and the current quarter of 2010.

The status of Ghost Town’s account with First Funding for the liability insurance was found online. A payment of $13,000 was due in November of 2009. Three statements were sent out demanding payment over a three-month period.

The words “cancel status” then appear beside the account on Jan. 28. Account records show payments totaling $27,400 were wired on Feb. 10.

Lynn Sylvester, a Ghost Town partner and CPA, said the late payments to the finance company did not result in a lapse of insurance.

“Fact is, our insurance coverage did not lapse, and in fact, was always paid in full by the finance company, First Funding,” Sylvester said. However, First Funding filed paperwork with the bankruptcy court on Jan. 29 stating it had canceled the policy.

Representatives with the insurance company, First Mercury Insurance, would not say whether Ghost Town had general liability coverage at the time of the slide — which falls in the two-week window between the cancellation notice issued by First Funding on Jan. 28 and when the payments were wired on Feb. 10.

“That is between us and the insured,” said Bill Costello, a claims adjuster for First Mercury Insurance Company. Costello is handling a few other liability claims against Ghost Town, but said the company has not received any claims relating to the landslide that he is aware of.

Marcia Paulson, the vice president of administration with First Mercury Insurance in Southfield, Mich., also would not say whether Ghost Town’s insurance had lapsed during the window.

“I don’t know that I could address that. You are not the insured or the insured’s counsel,” Paulson said.

Ghost Town took out the general liability policy with First Mercury Insurance Company in May 2009 with an annual premium of $61,000, according to bankruptcy filings.

A company in bankruptcy reorganization is required to stay current on its insurance. The physical property of a bankrupt company is the only collateral for its debts. The property must be properly insured to protect the interests of those owed money.

BB&T, which is owed $9.5 million by Ghost Town for loans taken out to buy the property and fund upgrades, has the most at stake in bankruptcy proceedings. BB&T filed court papers on Feb. 3 objecting to Ghost Town falling behind in payments for its general liability policy. BB&T attached the notice of cancellation for the policy as an exhibit in the court filing.

Ghost Town had also received cancellation notices for its auto, property and fire insurance, which BB&T entered into the record as well.

BB&T is pushing for liquidation of Ghost Town’s property to pay off its debts rather than allowing it to continue operating under reorganization in the hope it can turn a profit and regain its footing.

The slide originated from Ghost Town’s property where a massive series of terraced retaining walls gave way. Geologists either haven’t determined or aren’t saying whether the slide was due to natural causes or was triggered by failure of the retaining wall.

Ghost Town hired a contractor to make repairs to the retaining wall when a portion collapsed in 2007. But some of the old railroad tie walls were left in place, resulting in a combination of new and old work. That in turn has led to finger pointing by Ghost Town CEO Steve Shiver and Carolina-A-Contracting of Maggie Valley, which did the work in 2007.

While residents wait for answers and 16,000 tons of debris hangs precariously over the Rich Cove community, an army of people are assessing the aftermath of the latest landslide in Maggie Valley.

Representatives from the North Carolina Geological Survey, the Division of Water Quality and the Division of Land Quality have all made trips up the steep mountain to survey the slide site.

Haywood County’s contingent includes its erosion and sediment control team and the county engineer, while geologists from the North Carolina Department of Transportation and an engineer from Ghost Town in the Sky have also studied the impact firsthand.

Yet, not one of these experts has officially determined the clause of the mudslide, which traveled more than a half-mile down the slope, seriously damaging several homes and leading to the evacuation of 45 residents.

They won’t say if the slide is a natural disaster or caused by failed retaining walls on the slope, a terraced system that dates to various time periods. The answer could make all the difference for homeowners, whose insurance policies won’t cover a natural landslide.

For Kurt Biedler, the lingering question is not simply when he’ll return home, but if he’ll be able to go back at all. The foundation of Biedler’s house has been compromised and cracks riddle its walls.

Though Biedler plans to move south of Asheville for now, he is closely watching the response to the slide.

“When one gets displaced from their home, there’s a million questions we have,” said Biedler. “But we know it takes time to get the answers.”

Can’t get there from here

The place to go looking for answers undoubtedly rests at the top of the mountain, where Ghost Town’s retaining walls clearly gave way. Whether they caused the slide or the slide caused their failure is still being debated.

But getting up the mountain to fix what’s left has now become an ordeal. The landslide has thrown major debris across at least two parts of Rich Cove Road, blocking the only direct path to Ghost Town by vehicle.

Early Thursday afternoon, a team of geologists from N.C. Geological Survey made their third trip to the slide, along with Marc Pruett, Haywood County’s erosion control officer; and Mark Shumpert, Haywood County engineer.

Fie Top Road provides one detour to the top, climbing up west of the slide on Rich Cove.

Halfway up the road, the team must make a pit stop at a staging area set up on the side of Fie Top. The two trucks are armored with snow chains to tackle the narrow, icy road ahead that snakes across the mountain toward Ghost Town.

But the road only leads so far, and they eventually park the trucks and hike down a steep, snow-covered path.

Rick Wooten, senior geologist with the N.C. Geologic Survey, said the main goal that day was to familiarize themselves with the site, collect information, take photographs and define hazardous areas that are prone to landslides in the future.

“Public safety is the important thing at this point. That’s really our focus,” said Wooten. “We’re really not in the position or have the expertise to assess the wall. We’re geologists and not engineers.”

Still, Wooten has said that heavy snowmelt and more than two inches of rain both contributed to the slide. He has put in a request with the National Weather Service to compile a weather synopsis of the weeks and months leading up to the event.

Back on Ghost Town’s property, geologists measured cracks in the ground, just yards away from children’s rides stopped in mid-air. Some of these cracks were so deep that geologists needed the aid of a meter-long hiking pole to discover where the crevice ended.

A major source of worry for Wooten and his team continues to be moving land near the slide that has been vertically displaced by almost four feet. At first, the drop had measured only three feet.

“That’s why this is an area of concern,” said Wooten.

Meanwhile, Shumpert hopped over the fence to take a closer look at the retaining wall. Since this was the first time Shumpert was getting a close look at the structure, he said he was not prepared to make any official statements.

Dozens of local businesses owed money by Ghost Town are mulling over ballots this week that will ultimately decide the amusement park’s fate.

Ghost Town, which landed in bankruptcy a year ago, owes a total of $13.5 million. It hopes to regain its footing and become profitable again, eventually paying off what it owes over the next seven years.

Ultimately, everyone owed money will get to vote on whether to accept the reorganization plan or force Ghost Town into a liquidation — namely selling off the mountaintop property to the highest bidder and using the proceeds to pay off the debt.

Some 200 businesses, many of them local contractors and small businesses in the region, are collectively owed more than $2.4 million by Ghost Town. They are at the bottom of the list to be repaid.

Wallace Messer of Dickson Auto Parts in Waynesville is skeptical he will ever see the $11,000 he is owed for parts and supplies.

“I just don’t see them turning a profit enough to pay off what they owe,” Messer said. “If you want my honest opinion, they will never pay off what they owe. They can’t come out from under it.”

Messer said he will vote for a liquidation and hope that a sale of the property brings enough to pay everyone back.

Mike Plemmons, the owner of Plemmons Plumbing and Heating, wants to give Ghost Town a chance to stay open and try to turn a profit, however. There is $11 million in debt owed ahead of small businesses like Plemmons, and if the property is sold off, it might not fetch enough to pay off those at the bottom of the list, he said. He thinks Ghost Town staying open is the best chance he has to get paid back.

“I’d rather go down fighting and have some chance as have no chance at all. Slim is better than none,” said Plemmons.

Plemmons is owed $8,000 for supplies, which he ordered especially for Ghost Town from distributors then had to cover out of his own pocket when Ghost Town didn’t pay.

Bruce Johnson, the owner of Champion Supply, doesn’t hold out much hope Ghost Town will ever pay off its $16,000 bill for cleaning and janitorial supplies under either scenario.

“I don’t think we are going to get money either way,” Johnson said.

So he is going to mark his ballot based on what he thinks is in the community’s best interest.

“I think it is better for the economy if they keep operating,” Johnson said. “The people they pull in help everyone.”

Johnson said he should have put a hold on Ghost Town’s supply account sooner than he did.

“They kept saying they would get us a check,” Johnson said. “We took our eye off the ball.”

Johnson did finally put Ghost Town on a cash account, and it has continued buying supplies from him over the past year, this time, paying up front.

Messer said he regularly sold parts to the previous Ghost Town owners. When new owners bought the park in 2007, they continued making purchases under same account, which had a good track record.

“I should have started a new account,” Messer said.

Plemmons said local businesses operate on good faith and is disappointed someone violated that trust.

“All your family businesses are run by people getting up every morning trying to make an honest living,” Plemmons said.

But in Ghost Town’s case, they kept promising to pay. Plemmons thought they were just being slow and allowed them to keep ordering more supplies. Eventually they quit calling him back and he was in the dark until the bankruptcy papers came through.

Those owed money have to mail their ballots by next week. The plan must be approved by the majority of creditors, and by those holding two-thirds of the total debt.

The rules prevent one big lender like BB&T, which is owed $9.5 million by Ghost Town, from swaying the vote. It also prevents dozens of smaller companies from tipping the scale by virtue of their numbers, even though the amounts they are owed is much smaller.

As for the 215 companies collectively owed $2.4 million, Ghost Town’s reorganization plan pledges to pay them back over seven years out of profits. The plan calls for dedicating 6 percent of net revenue received each year to pay back the small business owners.

However, the park hasn’t turned a profit in two years. Ghost Town CEO Steve Shiver blames the recession for lackluster ticket sales the past two years. The 1960s-era amusement park also had far more issues lurking beneath the surface than its new owners realized when buying the park in 2007, requiring costly repairs and upgrades that weren’t in the original business plan. The recession made it impossible to secure financing, but Shiver says he has now found a lender that will help put them back on stable footing.

Shiver said the park was planning to open for the season in late May, then the landslide happened.

“We are extremely concerned that we can’t open this season — for all of us and the Maggie Valley tourist industry,” Shiver said. “To be fully prepared and geared to open and then have this happen ... but the owners are committed to seeing this through.”

The reorganization plan initially called for paying back only 25 percent of what the businesses are owed over a seven-year period using a portion of net profits, but was amended to call for 100 percent payoff.

The threat of another landslide isn’t stopping volunteers from facing the mudslide head-on and helping wherever they can. Local volunteers are working in the absence of state and federal aid for residents who find themselves banished from their homes indefinitely.

A community effort was launched last week to clean up debris on Landing Drive, allowing five families who live along the private road to get back and forth to their homes again. Contractors Colin Edwards and Johnny Lowe donated equipment, materials and time to clear debris. They’ve also installed a new culvert.

“I wanted to help these people that couldn’t get home,” said Edwards.

Volunteers worked two days last week to successfully clear the road.

“It’s been a pretty big job,” said Edwards. “It’s a lot bigger job than what I thought it was going to be.”

Edwards credited Maggie Valley Fire Chief Tim Carver for organizing volunteers and Marc Pruett, Haywood County erosion control officer, for writing permits to allow the work.

The Town of Maggie Valley donated gravel to replace the road bed. Others who have donated time or supplies to the cleanup effort on Landing Drive include the Maggie Valley and Jonathan Creek Fire Departments, and Pioneer Feed & Seed.

Two Methodist groups, Step by Step and United Methodist Committee on Relief, have dedicated time to helping residents affected by the slide nearly every day since it occurred.

They helped resident Kurt Biedler move all his belongings — including furniture — from his badly damaged home. The groups have also donated firewood to those families whose stockpiles were swept away by the slide.

Step by Step is based in Clyde and was formed after the floods of 2004. The group has remained active to assist in disaster relief since then.

The Haywood County chapter of the American Red Cross has received applications from 22 families for assistance.

Churches in Maggie Valley have a disaster relief fund set up at the Maggie Valley branch of BB&T bank that will be used to help residents.

Donations must be marked Greater Maggie Valley Natural Disaster Fund, Maggie Valley UMC and can be mailed to 4192 Soco Road, Maggie Valley, N.C. 28751.