MountainTrue’s Susan Bean Writes About Asheville’s Open Space Amendment in MTX

Mountain Xpress Contributor Piece written by Susan Bean, MountainTrue’s Housing and Transportation Director. Published March 21, 2022.

More neighbors? Yes, please!

I live in a neighborhood near UNC Asheville that I completely adore. I work with my neighbors to host pocket park workdays and annual block parties, and I’ve basically turned my yard into the neighborhood dog park. A 6-year-old two blocks over rides his bike to deliver a newspaper that he makes himself on single 8-by-10-inch sheets of paper announcing things like, “Halloween is coming! You’d better get your costume ready!” Obviously, I subscribe for a quarter a week because that is news I need.

Building healthy communities

I also work for MountainTrue, a nonprofit where we advocate on behalf of healthy communities across Western North Carolina. My neighborhood, in many ways, resembles the kind of healthy community we want to foster: one that is walkable, provides easy access to transit and has green space and tree canopy tucked in between houses and apartments. It’s downright charming.

We at MountainTrue believe that increasing housing in neighborhoods like mine that already have roads, water pipes, transit and neighbors is a good thing for our environment, which is why we support the open space amendment currently being considered by Asheville City Council.

Words like “density” and “infill” can cause concern in neighborhoods where people like things the way they are and don’t want to see trees cut down to make room for more buildings. However, Asheville needs more places for people to live, and we have an opportunity to meet that need by welcoming good development.

If given the opportunity to invite more people into my neighborhood by providing something like a duplex or a small apartment building, I would be sad to lose the trees that stand there but would welcome the chance to possibly gain more dog friends for my puppy or a new friend whom I could get milk from in a snowstorm when I badly need to make chocolate chip pancakes. It’s a trade-off I’m willing to make.

The ‘missing middle’

The open space amendment under consideration is designed with the intention of promoting more infill development of small housing units like triplexes and apartment buildings for eight or 10 units. Changing the open space requirements is a key step to achieving the goals of the “missing middle” housing policies (think duplexes, triplexes and modest courtyard apartments) that Asheville already adopted back in 2017. Some opponents of the amendment have painted a picture of the proposal as though it will turn Asheville into a treeless landscape of concrete that makes money for a few people and ruins the lives of those of us who live here, but that takes the neighbors out of the equation.

At MountainTrue, our mission is to champion resilient forests, clean waters and healthy communities. We love trees. We have staff members who have spent their whole careers fighting to protect old-growth forests, advocating for stream buffer protections and calling for fewer lanes of traffic on Interstate 26 so we can keep more old trees and old neighborhoods healthy and vibrant.

The reality of missing middle development is that people will live in those new homes if they get built. If they don’t get built in town, then those people will instead move to new homes farther from the city center, where acres of forest or farmland will be lost to build new roads, new suburbs and new grocery stores for those people to shop in. If we welcome them in town, we can save those forests and farmlands and maybe even make some new friends.

I hope you will join us in supporting adoption of the open space amendment. I also hope you will work with us to grapple with the complexities of how we will grow. Development in places with preexisting infrastructure is a crucial strategy for combating sprawl. It fosters both healthy communities and a healthy environment. And ultimately, we want both.

Susan Bean is the community engagement director for MountainTrue in addition to being an Asheville resident with wonderful neighbors.

Smart Growth and Henderson County’s 2045 Comprehensive Plan

The state projects that in the next 25 years, over 39,000 people will move to Henderson County. To put that in perspective, that’s more than the current populations of Hendersonville, Flat Rock, Fletcher, Laurel Park, and Mills River combined. Furthermore, when they get here, they’ll require 17,000 new homes — that equates to nearly 700 new homes per year!

How will we accomplish that? Where will those houses go? Fortunately, we have an opportunity to answer those pressing questions, as Henderson County is now developing a 25-year plan for future development.

This long-range plan, called a comprehensive plan, provides a significant opportunity for residents and businesses to inform the next 25 years of growth and development in Henderson County. Community input in the comprehensive planning process will ensure the county is better equipped to meet the challenges of a growing population, climate change, and increased pressures on our built environment.

When we think of how we typically meet a huge demand for housing, we envision sprawling subdivisions and massive apartment complexes.

Smart Growth: limiting the expansion of infrastructure and building only where infrastructure such as water, sewage, and electricity already exists is one of the most effective ways to combat urban sprawl, protect green space, and ensure higher density and more functional communities.

On February 10, MountainTrue Healthy Communities Program Director Chris Joyell chatted with us about smart growth in relation to Henderson County’s 25-year Comprehensive Plan. Taking the county’s predicted population increase into consideration, Joyell outlined how we can realize a vision for growth that encourages economic development, respects our natural resources and agricultural heritage, and enhances our communities’ quality of life for generations to come! Presented in partnership with Conserving Carolina, this free webinar was the first of four Special Edition Green Drinks series webinar, entitled Good Growth Makes Good Sense. Click here to watch the webinar recording!

Those projects usually require extending new water and sewer lines into rural and undeveloped land. Instead of expanding our infrastructure into rural landscapes, we can choose to invest in our existing communities by improving aging infrastructure to accommodate the growth that cities and towns are designed to absorb.

Focusing development in established neighborhoods protects our farmland and natural areas and represents a sound financial approach to the problem. By encouraging development in existing communities, the county reduces the long-term maintenance obligation of new infrastructure. Investing in our communities supports our neighbors and is ultimately more efficient, saving the county money and strengthening its tax base.

A greater focus on providing a wide range of housing options can serve as an antidote to sprawling development patterns that perpetuate gridlock, auto emissions, and the climate crisis. These housing options don’t always have to be 200-unit multi-family apartment buildings. Instead, we can encourage modest forms of infill development that are comparable in size and scale to large homes. These “middle housing” types include duplexes and courtyard apartments and have been largely missing from housing production since the 1970s.

If you visit any pre-war neighborhood in the region, you’ll find modest brick-faced townhouses and courtyard apartments blending in seamlessly with single-family homes. These middle housing types can provide a wide range of affordable options for, say, seniors looking to downsize or young adults looking to strike out on their own; for service workers, public servants, and school teachers looking to live closer to where they work.

Accessible, affordable housing options can help us build a community that accommodates all walks of life. To do this, we need a fair and predictable set of rules to guide development. When we leave these decisions to the discretion of a county board or a judge, the only people who benefit are the lawyers. Instead, we need to streamline the permitting and approval process to make development decisions more timely, transparent, and predictable for developers and residents alike.

If we want to preserve Henderson County’s farmland, forests, and heritage, we need to find a better way to accommodate the anticipated influx of new residents while supporting our existing communities. Henderson County’s ongoing comprehensive planning process allows county residents to articulate what middle housing options could look like and how they could fit in/around existing neighborhoods and town centers while preserving their unique character.

Visit Henderson County’s 2045 Comprehensive Plan website to learn more and get involved.

MountainTrue Weighs in on Henderson County 2045 Comprehensive Plan

MountainTrue has sent an open letter to the Henderson Country Planning Board that lays out our priorities and goals for a comprehensive plan that will guide future growth and development in a responsible and sustainable way for Henderson County. The letter (included below) addresses public participation in the process, smart growth principles, land preservation, protection and expansion of public lands, protecting clean water, and advancing clean energy.

Over the past several months, MountainTrue has been busy meeting with groups in Henderson County to increase public participation in the 2045 Comprehensive Planning Process. Every 20 years, comprehensive planning offers residents the opportunity to weigh in with their vision for the future. We need everyone’s voice represented as this key initial public input and engagement phase winds down. Here are some links with information about how to get involved:

The County’s 2045 Comp Plan site: This site will provide links to the community survey (available in Spanish), upcoming events, and contacts at the county.
MountainTrue’s recommendations for taking the Public Survey: these are our thoughts on how to fill out the survey.
MountainTrue’s planning principles: this is our take on a set of principles that we feel should guide the county’s planning process.

December 13, 2021

Henderson County Planning Board
100 North King Street
Hendersonville, NC 28792

Via email

RE: MountainTrue’s Principles for Henderson County 2045 Comprehensive Plan

Dear Henderson County Planning Board Members:

On behalf of MountainTrue, a nonprofit organization that has worked to champion resilient forests, clean waters, and healthy communities in Henderson County for over 30 years, and our local members, we appreciate the process that you are beginning of formulating a new 2045 Comprehensive Plan that will serve as the vision and guide for growth and development in the County for the next quarter century. As we embark on this important task together, we would like to convey the following principles and issues that we believe the comprehensive plan should address:

Public Participation – Overall, we believe that communities should play a central role in planning for their future growth and development. We advocate for a design process that invites diverse voices, including those that have traditionally been excluded or ignored. The process should be equitable and inclusive of all communities and people regardless of class or clout.

We encourage the County to engage in targeted outreach to people in historically underrepresented communities. Surveys were mailed to all property-owning residents early in the process and, while we understand that there are many other input opportunities and that anyone is welcome to participate in the process, no such targeted outreach has been planned for renters and residents of housing authorities — who are disproportionately low-to-moderate income households. And although a Spanish language survey is available, Stewart consultants reported at the October 22nd Planning Board meeting that few if any of these have been returned. We encourage the County to work with organizations that serve these communities to target outreach and solicit participation to ensure that there is equitable participation and representation of all County residents regardless of wealth. Advertising should also be expanded and conducted in multiple languages on various media outlets.

Smart Growth – MountainTrue supports economic vitality and growth in Western North Carolina without compromising our mountain ecosystem. We champion our cities and small towns, which function as economic, cultural, and residential centers. We encourage public and private development in areas where adequate infrastructure already exists. At the same time, we discourage the expansion of infrastructure that induces sprawl into natural areas or the rural landscape. We advocate for a wide variety of housing choices and multiple modes of transportation.

According to our analysis, the County can accommodate projected growth within existing urban areas by focusing on increasing density without any zoning changes. To accomplish this, the County should confine industrial uses to specifically defined areas so that communities are protected from potential impacts. The County can also discourage urban sprawl by resisting developers’ calls to expand water and sewer service beyond the urban service area. The County should also streamline the permitting and approval processes so that development decisions are more timely, transparent, and predictable for developers and residents alike.

The County has made great strides in recent years around multi-modal transit options and connectivity between communities. The Ecusta Trail, Oklawaha Greenway Feasibility Study, and Greenway Master Plan are all efforts that should be included in future planning.

Land Preservation – We support planning for development in a way that protects valued natural resources. Planning can identify critical landscapes, like agricultural lands, wetlands, forests and steep slopes, and identify strategies for preserving those resources from destruction or degradation by development. There are a wealth of resources available to planners including landslide hazard maps, the National Wetland Inventory, NC Natural Heritage Program areas, the National Land Cover Database, and others that should guide development restrictions and define priority preservation areas.

Our rural and agricultural heritage are important to our communities and the economy of Henderson County. Therefore, the County should invest in preservation by establishing a funding mechanism that is dedicated to protecting open space and agricultural and forested lands and is replenished annually.

Public Lands – MountainTrue advocates for the protection of our national and state forests in addition to our national, state, county and city parks and trails. We believe the management of public lands should maintain and restore their ecological integrity and promote recreational opportunities.

The County has a wealth of public land resources including the Blue Ridge Parkway, Pisgah National Forest, DuPont State Recreational Forest, Green River Game Land, privately conserved land that is publicly accessible, and many county and municipal parks and trails. The County should encourage and expand access to these resources through increased public transit options and greenway connectivity. The County should create buffers and transition zones between development and public resources, and manage these areas in a way that protects them from encroachment and reduces the threats of wildfire to surrounding communities.

Clean Water – We work to preserve and restore waterways as healthy ecosystems as well as recreational and aesthetic resources. MountainTrue supports the development and enforcement of standards and regulations to protect surface and groundwater from pollution, litter, and the negative impacts of development.

MountainTrue has been monitoring and sampling water quality in the County for decades and will be glad to share our data with planners to determine impacted waterways deserving of increased protection, development buffers, and stormwater runoff reduction measures. As climate change drives increased frequency, intensity, and quantity of rainfall in our area, it is imperative that we reduce impervious surface cover and encourage infiltration and stormwater best management practices to reduce impacts from urban and agricultural runoff on water quality. Development standards around sediment and erosion control should be updated to account for increasing rainfall. Impacts from litter, especially from single-use plastic products, should also be considered and addressed.

Clean Energy – MountainTrue supports the development of clean, sustainable, locally-produced energy. We are dedicated to helping communities transition to renewable energy. We work with local community members, policymakers, and utilities to bring our region sustainable solutions for our energy demands and to promote energy efficiency.

County facilities should incorporate renewable energy generation features, and design standards for all government buildings should promote this. New development approved by the county should similarly be encouraged to incorporate renewable energy features. Housing, especially for low-income residents, should be audited for energy usage and retrofitted to maximize energy efficiency.

Thank you for your consideration of these principles and issues as the Comprehensive Planning process moves forward, and we look forward to working with you to realize a vision for growth in Henderson County that continues an upward trajectory for economic development, preserves our rural and agricultural character, enhances our quality of life, and respects our natural resources for decades to come.

Sincerely,

Gray Jernigan
Southern Regional Director

Katie Breckheimer
Interim Southern Regional Director

CC: Henderson County Board of Commissioners
Jake Petrosky, Stewart, Inc.
Henderson County Manager and Planning Staff

Our Recommendation for the Henderson County Community Survey

Henderson Country has kicked off its Comprehensive Planning effort with a Community Survey. This is an important opportunity for you to have a voice in how our county grows and develops to meet the challenges of climate change, a growing population, and increased pressures on our built and natural environments.

This is a guide for members of MountainTrue who want to see our community grow sustainably and responsibly. The survey has 13 questions. Questions 2-7 are the most relevant to the work and issues of concern to MountainTrue, our members and supporters. Below we provide you with a list of suggestions, and a brief explanation for each of these questions.

TAKE THE SURVEY NOW
Check out the schedule of open houses. Save the date to participate in person.

9/14/21 from 2:30pm to 4:30pm – Dana Community Park
9/21/21 from 2:30pm to 4:30pm – Tuxedo Park
10/6/21 from 4pm to 6pm – Thomas Auditorium at Blue Ridge Community College
10/12/21 from 4pm to 6pm – Hendersonville Main Library
10/18/21 from 4pm to 6pm – Edneyville Community Center
10/26/21 from 4pm to 6pm – Community Center at Crab Creek
11/3/21 from 4pm to 6pm – TBA
11/2/21 from 4pm to 6pm – Fletcher Library
11/9/21 from 4pm to 6pm – Etowah Library
For up-to-date meeting details, visit: https://www.hendersoncountync.gov/planning/page/county-comprehensive-plan

Question 2. Henderson County’s population has grown 38% between 2000 and 2020. If this growth trend continues, what potential impacts of growth are you most concerned about? (Select up to three)

As this question relates to MountainTrue’s principles, we recommend choosing answers that promote healthy communities, those that have increased sidewalks, bike lanes, greenway connections, and public transportation – methods of transportation that are equitable and serve all communities. We encourage long-range plans and land-use controls for more housing choice, and climate resilience — especially those that protect ecologically sensitive areas. With this in mind, we have reordered the options in accordance with trends that provide the greatest positive impact, and we recommend choosing three from the top of the list:

Loss of farmland, and/or impacts to natural resources
Housing availability/affordability
Other (please specify) Climate resiliency
Neighborhood density
Utility and infrastructure capacity
Outdoor recreation opportunities development

Question 3. The future of Henderson County is dependent upon a variety of factors. Which of the following factors should this 25-year comprehensive plan prioritize? (Select up to five)

The recommendations we made for answering question #2 above also relate to question #3, and we would add: Resilient forests are an asset to healthy communities as is good water quality, with strong stormwater rules and enforcement to support them. Our energy future, free from fossil fuels, is also a priority. While the survey lists many factors that deserve our attention, we encourage you to focus on the factors that deliver the greatest impact on our community. With this in mind, we recommend you choose your five from the top of the list, which we have arranged:

Protect open spaces/forests
Conservation of unique natural areas
Increase energy efficiency and reduce waste
Maintaining/improving water quality
Increase sidewalks/bike lanes/pedestrian connectivity
Farmland preservation
Reduce vulnerabilities to wildfire, flooding, and landslides
Increase public transportation options
Greenway connections
Coordinate with towns & cities on development
River access for boating & fishing

Question 4. What is one priority you would like the County to address in the next 2-5 years? Blank space provided.

“Minimize the County’s sewer and waterline obligations, reduce urban sprawl, and preserve the County’s rural character by reinvesting in the areas we’ve already developed. Increase housing choice, invite mixed use development, and center it around town centers and main thoroughfares.”

Question 5. Which of the following development types do you feel are missing from the County? (Select up to three)

We recommend choosing the development types that support density close to towns and cities in order to take pressure off of rural undeveloped areas. It is also the fiscally responsible choice to invest in the areas we have already developed, rather than extending new infrastructure to undeveloped lands. Choose your three from the top of the list, which we have arranged:

Other (please specify) Suggestion: Mixed-use infill development, expanding housing choices to include duplexes, triplexes and small multi-family courtyard units
Parks and recreation
Agriculture and agri-tourism

Question 6. Which is the single most important role for Henderson County government in the land use and zoning process, if any? (Would not apply to incorporated towns, cities, or villages)

We recommend choosing: Enhance regulations of property land use MountainTrue supports stronger regulations that limit construction on steep slopes and in flood plains, and ensure that new developments don’t negatively impact communities and our natural environment.

Question 7. When making decisions related to land use, should the County Board of Commissioners weigh the impact to the property owners closest to the proposed project more so than the overall benefit to the County as a whole?

We recommend you choose “Somewhat disagree.” While it is important that nearby property owners have a say in the process and that projects generally adhere to existing zoning regulations, the priority should be on making our community sustainable and livable for everyone. As such, we favor a balanced approach that weighs the interests of property owners with the needs of the greater community.