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Tuesday, 09 January 2007 16:34 |
By COBY MANGUM
BLACK MOUNTAIN ÇƒÓ A number of residents expressed concerns last Monday over how a potential downtown redevelopment project could affect the economy and quality of life in Black Mountain.
The comments came during the public comment portion of a meeting of the townës Board of Aldermen, following a detailed presentation by CharlotteǃÏbased development company Citiline/Resortline. The firm had previously presented the proposal to the the board last Novemeber.
"Whoës
going to buy a condo in Black Mountain that costs more than a
free-standing home?" one man asked the board. The man was one of many
forced to stand in the entranceway because the meeting room was at
capacity.
The
redevelopment project concerns three parcels downtown along State
Street between Montreat Road and West Street that make up 2.5 acres.
Two of the lots are privately owned while the other is owned by the
town.
This was the second public hearing on the project, which the board will vote on in a special meeting at 6 p.m. Jan. 22.
Citiline/Resortline
representative Amy Merrit said that her company wants to create a
three-story, multi-use building with shared parking.
Included in the new facilities would be new police, fire and town government offices, encompassing about 12,000 square feet.
In addition, the
development would contain two floors of condominiums with 18,000 square
feet of retail space on the street level, she said.
According to
Merrittës presentation, the goals of the project are to extend
downtown, to create a more cohesive town center and to reinforce a core
business district.
Other goals are
to create new businesses and jobs, to use historically appropriate
architecture and to preserve mountainsides and landscapes by
"recycling" land downtown, she added.
Merritt also mentioned that one of her firmës goals is to incorporate public input into the design.
She reviewed the
benefits of a shared parking plan, which Citiline/Resortline would like
to see used in the project. Shared parking would "minimize unsightly
excess parking lots," assuming that some spaces will be shared for
different uses, she said.
Banks and
residential condos were used as examples ÇƒÓ each has heavy parking use
at different points of the day and week. Shared parking would eliminate
an estimated 27 spaces under her proposed plan, she said.
Merritt then
addressed the proposed deal structure, which encompasses Tax Increment
Financing, synthetic TIF and affordable housing.
She noted that
TIF is a method of financing that allows municipalities to borrow money
for new projects, which is then paid back using the increased tax
revenue that the projects generate.
This system,
which North Carolinaës General Assembly recently approved, empowers
local governments by allowing them to have a say in how they are
developed, Meritt added.
Citiline/Resortlineës
financial plan also calls for 1.4 acres of land to be donated by the
town for the project. She noted that this land has been appraised at
$35 per square foot, for a total value of $2.1 million.
This amount,
coupled with a $300,000 USDA Rural Economic Development Grant, equals a
total investment of about $2.4 million by the town, which would pay for
the new town facilities. Those buildings would then be owned outright
by Black Mountain.
Furthermore,
under the plan, new property tax revenue generated from the development
is expected to pay for infrastructure improvements in the future,
Merritt said.
The proposal assumes what she termed a "conservative" estimate for increase in land value ÇƒÓ only two percent annually.
Merritt was
joined by Citiline/Resortline co-founder Tim Crawford, who told the
aldermen that Citiline "was not locked in 100 percent to (the proposed)
financial structure ...
"Affordable
housing doesnët have to be a part of this project," he said, but added
that his company would like it to be included.
Addressing how
the company would like to move forward, he said, "At the minimum, we
need a sharing of some of (the) expenses," adding that Citiline had
already spent some $30,000 in research and planning.
"We need to move forward, one way or another," he urged the board.
Many residents said during the public input period that they felt the proposed building was simply too large.
"Three stories
would overpower the existing (downtown)," one man said. A woman agreed,
saying she felt the large building could create a "wind tunnel effect"
and a "claustrophobic" environment.
Another man
began his comments by telling the board, "I hope the six of you
understand what this woman was talking about" ÇƒÓ referring to Merritt.
He added that,
since planning of the project had begun, no one had mentioned the goals
of the city in the project. He called for a citizen committee to be
formed before any decisions are made.
The price of the
condos and other housing in Black Mountain was a recurring subject in
citizen comments. A woman expressed concern that $200,000 to $300,000
condos would increase the cost of retail space for everyone.
Another woman
said that what the town needs most in terms of housing is midsize and
mid-priced options, which she felt were particularly necessary for
attracting younger people and retirees.
A man asked how
local contractors and builders would be used in the project, adding,
"My experience is, when a developer comes in from out of town, he
brings in his own contractors."
He asked if
complete market research data had been collected and also stressed that
the town hall should be a free-standing structure.
Furthermore, city assets should be owned by the city, rather than be part of a multi-use building, he said.
Other comments
focused on tourism in Black Mountain ÇƒÓ a critical area of the townës
economy that has dwindled by some 50 percent in the last five years,
one woman said.
"We need support
for the merchants already here," she said. "We keep approving things
without knowing the impact of what weëve already approved ... What will
each stage of development bring?"
Quoting a newspaper editorial, a woman said, "Donët let growth dictate the character of a town."
She added that "people could be priced out of property and homes."
"Keep small-town quality of life," she urged the aldermen.
In other action, the aldermen:
ï Directed the
town staff to pursue matching funds for the Water Resources Program for
stream restoration activities along Flat Creek.
ï Endorsed a
grant application from the Mobile Source Emissions Reduction Grant
program to purchase two electric vehicles and establish a biodiesel
pumping facility.
ï Adopted a
resolution to cooperate with the Western North Carolina Green Building
Council to promote green building, energy efficiency and more
environmentally friendly design for projects within the Town of Black
Mountain.
ï Scheduled a
public hearing at the boardës next meeting at 6 p.m. Feb. 12 to discuss
the proposed annexation of a portion of the property known as The
Settings.
ï Approved an
amendment to the architectural guidelines for the Cheshire area
allowing attached garages on two lots in the area. Planning Director
Elizabeth Heath reported that the change was consistent with the townës
comprehensive plan. The Cheshire area is owned by Citiline/Resortline.
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