The advent of alcohol in Cullowhee is fueling efforts to implement some kind of land-use plan to guide growth in the community around Western Carolina University.

Some speculate that development could be fast and furious in Cullowhee in the wake of last week’s vote that paved the way for bars and convenience stores to peddle booze in the once dry reaches of Jackson County.

“There’s going to be tremendous growth, and Cullowhee is already the fastest-growing township in Jackson County,” said Vincent Gendusa, a recent graduate of Western Carolina University. “That growth needs to be thought out. But, it’s going to be very hard to keep up.”

Cullowhee grew 47 percent between the 2000 U.S. Census and the 2010 U.S. Census. Those numbers, coupled with the results of the alcohol referendum, led Gendusa and other concerned Cullowhee residents to gather this week to discuss the possibility of community-based planning.

“We must be pragmatic and incremental,” County Planner Gerald Green cautioned the group. “I want our effort to be the right way and the correct way and to have the support of the community.”

Cullowhee is not its own town, and in the absence of a county ordinance regulating commercial development, Cullowhee has no way of ensuring commercial growth is in keeping with its character.

Jackson County has precedent, however, for enacting spot land-use plans for specific areas of the county, namely in Cashiers and the U.S. 441 Gateway area.

Green cited the Cashiers plan, created in 2003, as a possible model for Cullowhee.

Community-based planning was accepted in Cashiers, Green said, because there was a “well-formed commercial area with people who were interested in protecting property values.”

Doing the same in Cullowhee will mean gathering the signatures of one-third of the property owners who would be in the planning district. The designated zoning area would have to be at least 640 acres and be made up of at least 10 separate tracts of land. Most of the meeting held this week centered on deciding in a rough fashion which parts of the Cullowhee community ought to be considered.

Jim Calderbank, a Cullowhee property owner who lives in Waynesville, suggested the group consider for inclusion old Cullowhee, Forest Hills and some residential areas that might want to be included.

The group ultimately agreed that any plan would start with WCU, with its 540-acre land mass.

“Use the university as the core and go out in tentacles,” said Roy Osborn, another Cullowhee resident and member of a homegrown Cullowhee revitalization group.

Ultimately, it was decided that Green, with help from Osborn, would rough out a potential designated area.

After the meeting, farmer and Cullowhee resident Curt Collins said that he believes the sell of alcoholic beverages will mean more good for the community than bad.

“I think that it will increase the economic vitality and increase the need for greater community participation in Cullowhee — and I think those are both good things,” Collins said, adding that it will be hard to stay ahead of the growth now that alcohol has been voted in.

“It is going to be slow,” Collins said of the prospect of instituting community-based zoning. “We may have businesses who take advantage of that and outpace us.”

On one hand, the new ability to sell alcohol could fuel local, independent-type restaurants — on the other, it could bring the proliferation of chain restaurants, said Mary Jean Herzog. The chair of the Cullowhee Revitalization Endeavor (CuRvE), a community group dedicated to revitalizing and beautifying Cullowhee, said the potential for businesses to sell. She hopes zoning can be implemented ahead of the curve.

“This could be the most beautiful college town in the country,” Herzog said, citing the great natural beauty of the area.

Taking the political pulse

Jack Debnam, chairman of the county commissioners and a Cullowhee resident, doesn’t believe growth in Cullowhee will explode as a result of the referendum vote, at least not immediately.

“I think we’ll have some places selling beer,” he said in an interview. “But as far as bars, there’s no one there — who would support them in the off-season? I don’t see a big spurt happening.”

That said, Debnam also believes that the county and community does need to get a handle on growth in Cullowhee in the form of community-based planning or something similar.

“I think that’s something we are going to have to look at, whether it’s a business district or if Cullowhee decides to incorporate,” Debnam said.

Vicki Greene, an incoming county commissioner, said she believes this is a critical time for the Cullowhee community. While she believes there may be “a short timeframe for folks to get ready,” movement on the issue is promising.

“The community is taking the lead,” she said. “And in the long term, that is the most effective way of instituting planning efforts.”

Greene, who attended last week’s meeting, won the Democratic primary for commissioner and given the lack of opposition for the seat in the general November election is poised to become a commissioner in December. None of the current commissioners attended the meeting.

But, it appears county commissioners would be willing to consider a land-use plan for Cullowhee if that’s what people there want.

Commissioner Doug Cody said he think there will be “a natural evolution of this thing as it goes on.”

Cody said the important thing is that the Cullowhee community is in the driver’s seat during the process.

“At some point and time, people will want planning. And we’re all for letting people decide — we’re not for ramming anything down anyone’s throat,” Cody said.

The sale of alcoholic beverages, he said, “will help the Cullowhee revitalization effort. I think five years down the road we’ll look back and see this as a very good thing for the county.”

For his part, Commissioner Charles Elders said that he hasn’t yet given thought to whether some form of growth controls are needed in Cullowhee, though he does believe it will become a topic of discussion for commissioners.

Joe Cowan, who did not run for re-election, said that the zoning plan for Cashiers has worked well, and that it is possible something similar could be done for Cullowhee.

Commissioner Mark Jones did not return phone messages requesting comment.

Cashiers: a precedent for community land-use planning

A spot land-use plan was passed in 2003 to govern commercial development in Cashiers, making Jackson one of the first, and still to this day one of the only, counties in WNC to have land-use planning outside town limits.

Cashiers has two districts: a “village central” and a general commercial zone. The Jackson County Board of Commissioners created the five-member Cashiers Area Community Planning Council, which is tasked with reviewing and overseeing development guidelines in concert with the county planning board. The council also votes on requests for conditional uses and variances in Cashiers.

The plan set growth regulations, such as building set backs, lighting and sign standards. The only type of development that was banned outright was cell phone towers in the Village Center district.

David Belcher, Western Carolina University’s 11th chancellor, warned a crowd of 200 on hand last week for the pomp and circumstance of his installment ceremony that the state of North Carolina must not dally in protecting its educational assets.

Other states are now raiding universities such as WCU and cherry picking the top faculty, staff and administration, he said. The assaults on the University of North Carolina system have been made easier because salary increases haven’t been given at some institutions, including WCU, in nearly four years.

WCU alone has experienced some $30 million in cumulative budget cuts during that same time period. This has resulted in few professors and larger classes than was once the case, and staff and administration have more duties because empty positions have been eliminated or gone unfilled.

“Some of our best and brightest, staff as well as faculty, are leaving Western and walking out of North Carolina,” Belcher said. “While hiring at the moment in this state is limited and our flexibility to retain talent virtually nonexistent, universities in other states are raiding us with abandon. It is not a pretty picture, and if North Carolina is serious about coming through this economic crisis with the competitive advantage to which it has grown accustomed, this situation must be addressed.”

The comments were made to a crowd that included many local and state politicians, plus UNC President Tom Ross and other members of the UNC system. Belcher, in a discussion with WCU’s Faculty Senate in the days leading up to his installment, promised to be “provocative” during the speech and to use the limelight as a bully pulpit for the university.

“We are certainly at a moment of fundamental change and challenge,” he said.

In additional remarks that prompted spontaneous applause from his faculty and staff members in the audience, Belcher promised to fight for pay raises for his WCU employees.

“The economic crisis has necessitated difficult situations for all — we get that,” he said. “But, inasmuch as North Carolina’s future prospects are directly tied to the strength of its public universities, we must address faculty and staff compensation issues. I pledge to you that Western Carolina and I will be squeaky wheels in search of grease.”

Belcher did not simply dwell on the negative, however. The new chancellor spoke of a bright future for the university he now heads, and of the regional role he believes that WCU plays.

“Western Carolina University will never be — nor should it ever be — the leader in meeting regional need. But it can and will be a leader in that endeavor,” Belcher said. “Western Carolina will partner with local communities, industries, nonprofit organizations, elected officials and civic leaders to meet individual needs throughout the region.”

Belcher emphasized that under his leadership WCU “will be a catalyst for regional thinking and regional competitiveness and regional cooperation and regional solutions,” saying  “the time of town versus town, county versus county, and city versus city competition is over.”

Regions compete with regions to attract business, industry, investment, tourism, talent, and the creative class, the chancellor said.

Erin McNelis, chair of the university’s faculty senate, said she believes that Belcher “embodies the spirit, the leadership and the excellence” inherent in WCU. She added that the chancellor has “reinvigorated” a sense of spirit at WCU and in the community with his honesty and transparency.

Others from the community liked what they heard, too. Mary Jo Cobb, a Tuckasegee resident who turned out to listen to and watch the installation, was appreciative.

“I’m certainly very interested in him being involved like this with the community,” Cobb said. “That’s my priority and he really seems to be reaching out.”

Former Forest Hills Mayor Irene Hooper also attended the installation. Her father attended the university when it was actually an academy. Hooper said she’s enjoyed Belcher’s visible presence in the community and that “Cullowhee would be nothing without WCU.”

“I just hope he’ll be able to accomplish all our dreams,” Hooper said.

WCU alum Betty Jo Allen drove in from Lincolnton to attend the ceremonies.

“I think people have really embraced him,” she said of Belcher, adding that former Chancellor John Bardo laid a “fantastic foundation” for the university.

“But now, this is Dr. Belcher’s season,” Allen said.

Five “guiding principles” for WCU:

• Commitment to access to education and student success.

• Commitment to meeting regional needs.

• A pledge to focus.

• An emphasis on excellence.

• A promise to take care of WCU’s employees.

David Belcher’s promises for WCU:

• To convene a consortium of WNC community college presidents, school superintendents and leaders from other education organizations such as the North Carolina Center for the Advancement of Teaching in pursuit of real seamless education, kindergarten through college degree.

• To make the No. 1 philanthropic priority raising funds for endowed scholarships to make a university education accessible for capable students in perpetuity.

• To organize an annual, summer, regional tour for institutional leaders to ensure that the university stays in touch with the region it serves. Some administrators will be included but leaders more refers to faculty, staff and students.

• To initiate a leadership academy for faculty and staff. This professional development opportunity will not be designed to produce future administrators, though it may.

• To pursue development of its Millennial Campus as a national model for institutions serving rural regions. The university bought 344 acres to serve for private-public partnerships. Belcher has said that he anticipates the arrival of health clinics and doctors’ offices, where students could work and learn in a private-public set-up anchored by the new 160,000-square-foot, $46 million health and human sciences building.

If numbers truly tell the tale, then there are a lot of people living in Cullowhee who care a great deal about the future of that community. More than 100 of them turned out last week for a meeting at Cullowhee Valley School on how to handle the challenges and opportunities that speedy growth promises to bring.

Cullowhee, with Western Carolina University serving as its heartbeat, grew 47 percent between 2000 and 2010, according to the latest U.S. Census. Cullowhee alone accounted for almost 24 percent of Jackson County’s total population of 40,271 people, despite lacking official town status and having no tangible business district to speak of.  

Speakers at the meeting emphasized that they do not expect Cullowhee’s growth rate to slow anytime soon, and that planning will be key to handling what’s sure to come.

Wanda Kidd, a retired Baptist campus minister at WCU, noted that Cullowhee’s struggle to identify itself was further weakened when the high school there closed in 1988.

“When schools are closing, you have to redefine your identity,” Kidd said, adding that communities can often find that spirit by rallying around other institutions such as volunteer fire departments.

“We need to find how to support that, and maybe find some other ways to hook into that identity,” Kidd said.

She also suggested, to the obvious approval of many in the large crowd, that signs be placed around Cullowhee to help cement the community’s presence.

“I love living in Cullowhee, and I want everybody else to get that sense of community,” Kidd said.

County Planner Gerald Green said that like Western Carolina University Chancellor David Belcher, he has no doubts that more growth in the Cullowhee township is inevitable.

“Hardly a week goes by that someone doesn’t call my office wanting to talk about new student housing,” Green said.

Clark Corwin, a Forest Hills town council member, said that he believes WCU needs to tie itself not just to younger students, but with older Cullowhee residents “who are vested” in the community: retired faculty and staff, students who stay after graduating, plus people who simply like Cullowhee and choose to make their homes there.

“There is an opportunity to provide services,” said Corwin, noting there could be cultural events targeting this hidden population plus learning opportunities through the university.

SEE ALSO: New chancellor makes inherited vision for Millennial Campus his own

Business owner Robin Lang raised the possibility of a planning board being formed to help guide the Cullowhee community. That received a thumbs down from at least one audience member, Jim Calderbank, who lives in Waynesville but has ties into the Cullowhee community. He called for “one overreaching group or individual” with “competency and experience in community development and redevelopment” rather than a board of people.

Belcher described future growth at WCU as “a foregone conclusion.” But the chancellor noted WCU, at least for now, lacks critical infrastructure such as housing and parking needed to support growth, meaning additional population increases probably will be incremental and not immediate.

This could provide leaders and community members with the necessary time lapse for critically needed planning.

Belcher said that WCU would likely tackle the parking issue by building a parking garage, noting congregating cars in one central location is friendlier to the environment than building several individual parking lots. Off-campus housing construction is sure to take place, too, the chancellor said.

WCU’s chancellor said that Cullowhee and WCU’s futures are inextricably linked.

“And I want Cullowhee to be that community that will help me attract the best and brightest students,” Belcher said, emphasizing that he is “committed … to bringing the university to the table,” and adding his personal willingness to “sit down and talk about these issues.”

How important is WCU to Jackson County?

• Recent WCU new construction: nearly $190 million

• Recent WCU building renovations: $50.3 million

• WCU future construction/renovations: $233 million

• Recent off-campus residential apartments: $23.6 million

The driver for growth at Western Carolina University and the Cullowhee could come via the Millennial Campus, but what to do with the 344-acre tract across the highway, and how to do it, remains elusive.

When the university bought the tract in 2005, doubling the doubling the size of WCU’s property holdings, some criticized the move as out-of-keeping with the university’s mission, unrealistic and wasteful of taxpayers’ dollars.

Former WCU Chancellor John Bardo had a sweeping vision for this Millennial Campus: He talked about melding academics, research, private industry, business and student housing into one vibrant entity.

New Chancellor David Belcher has inherited his predecessor’s blueprint, but has a tough job of actually making it happen during these hard-knock economic times. Belcher, however, indicated last week that he might be eyeing private enterprise to help jumpstart the project.

“That will be a great asset for the region, but that kind of development is going to have implications,” Belcher said. “You suddenly have a booming population … businesses will follow.”

The university has the right, under state law, to initiate the type of private development Belcher envisions on this Millennial Campus as long as WCU adheres to its academic mission. Belcher said that he anticipates the arrival of health clinics and doctors’ offices, where students could work and learn in a private-public set-up anchored by the new 160,000-square-foot, $46 million health and human sciences building.

He did not say whether WCU is now actively recruiting such private development.

SEE ALSO: Cullowhee emerges as Jackson's hotspot for growth

The intention is for the health and human sciences building to serve as the cornerstone of a retirement, aging and health “neighborhood.” It would be a place where students and faculty would study and teach alongside a mixed-use area with the Belcher-envisioned private health-care providers, medical-device companies and specialized clinics.

The health and human sciences building is scheduled to open for classes this fall.

Belcher has put together a taskforce to study and think strategically about the university’s Millennial Campus. The group has been meeting since January.

Big dreams, little substance: WCU’s Millennial Campus

Seven years ago, using $2.87 million in state bond money, Western Carolina University bought 344 acres of land across the highway. The idea was to build a Millennial Campus, a showcase of how academics, research, private business and housing could be combined to enhance education.

To date the potential of the Millennial Campus has gone largely untapped. The mostly flat tract is home to just a single building: the $46 million health and human sciences building, set to open for classes this fall.

A new education building was next on the list, but has been sidelined because of funding shortfalls in the state budget.

University officials have estimated that up to 75 percent of the land, extending from the property line of the N.C. Center for the Advancement of Teaching past the Jackson County Airport and along Little Savannah Road, is suitable for building. The land is across N.C. 107 from WCU’s main campus.

A new strategic plan for Western Carolina University that will guide the institution's overall direction for the coming decade will be unveiled at a public forum next month.

WCU Chancellor David Belcher appointed a 36-member committee last fall to develop the plan. The group has regularly met since and is made up of representatives from within the university community and from the broader region. The planning process has included additional university and community members on various subcommittees.

The university's last strategic plan was implemented in 2008. This was prior to the economic downturn and before the state made massive cuts to its budget.

Belcher told members of WCU's board of trustees last week that he intends to bring them the plan for review in June.

But the public will get a first crack at the plan in a forum on Tuesday, April 17.

"We'll put the final draft of the plan out for consumption and invite final feedback from all quarters," said Melissa Wargo, an assistant vice chancellor in institutional research and effective planning who has led the strategic planning process.

Wargo said the planning group developed six strategic directions. These were:

• Fulfilling the educational needs of the state and region.

• Enriching the total student experience.

• Enhancing community partnerships.

• Investing in faculty and staff.

• Investing in core resources.

• Garnering support for this vision.

"These are the things that guide and inspire us, and as an institution in general," she said to the board of trustees.

Among the ideas for enhancing community partnerships is to assist in community revitalization efforts, identify and assist in economic development activities, and support local governments and schools.

"One of the things we heard strongly from the community ... was that we need to do a better job of enhancing our community partnership," Wargo said.

Paige Roberson is a member of that subcommittee. She works in planning for Jackson County and on downtown and economic development issues for Sylva. Roberson said the vision and desires of WCU to be inclusive are still much stronger than the reality. Roberson, a WCU graduate, said that she was the only Sylva community member on that community subcommittee. The others, she said, were affiliated with WCU.

"I am glad to see efforts taking place," Roberson said. "I did appreciate the interest and that they included me in it. But they need more people from the community involved if they really want community involvement."

Wargo said that one major difficulty for members of the community wanting to interact with WCU is an inability to easily communicate with the university.

"They often don't know what's going on here on campus," she said, suggesting that there might be a need for a single office with an executive level position "to support and coordinate community partnerships."

Also important, she said, is that WCU recognize and understand that "we are an arts and cultural resource for this region, and that we need to deliver on that promise."

Assumptions for WCU's strategic plan

• WCU will pursue strategically controlled enrollment growth.

• The quality of the student body will increase.

• The economic instability within the state will continue.

• The university's role in, and focus on, Western North Carolina will remain strong while its influence grows across the state and region.

• Fundraising and alternative revenue streams will become more important.

• State funding will be tied to performance.

Laurie Oxford’s department is getting smaller; some of her former co-worker’s offices sit empty.

Oxford, an assistant Spanish professor at Western Carolina University, spoke at a public forum about university cuts Monday on how multi-level reductions have affected the Arts and Sciences department, which has eliminated several faculty positions and all of its Chinese classes.

“Wherever the money is, it’s not in Arts and Sciences,” Oxford said, half-joking.

Losing a person means more than simply having one fewer coworker.

“They mean considerably fewer class choices (and) in general, a much less effective program,” she said.

Oxford warned the audience of more than 200 students, politicians, professors, administrators and other community members that soon other departments will begin to look like the Arts and Sciences if states and universities continue to make sweeping cuts. WCU administrators must cut about $30 million from next year’s budget.

Larger class sizes, higher tuition, fewer course offerings and laid-off faculty members brought the crowd together.

The forum was part of a statewide, student-led “Cuts Hurt” movement that attempts to lay out what the decline in education funding really means. The approved state budget will cut more than $400 million statewide in higher education spending.

The budget cuts passed by the Republican-led General Assembly were “as extreme as they were unnecessary,” said Gov. Bev Perdue, in a video to attendees of the WCU forum.

Perdue vetoed the budget bill earlier this year, but the General Assembly overrode her veto.

“You’ve seen these cuts, and you understand the damage that has been done to the core of North Carolina,” Perdue said.

Like colleges and universities across the country, WCU has faced its own budget crisis and had to raise tuition and make across-the-board cuts in order to balance its budget. Last week, university administrators presented their recommendations for tuition and fee increases to its Board of Trustees. They had originally planned to raise tuition by 17 percent during a four-year period but changed those numbers after meeting with students.

“We heard you, and we went back to the drawing board,” said Sam Miller, vice chancellor of Student Affairs.

Instead, tuition will increase by 13 percent during a five-year period. When combined with fees, the total cost of attendance will increase by almost 7 percent.

“We think that it is still unfortunately higher than we’d like to do,” Miller said, tempering that sentiment by adding that the increase will help balance the budget and maintain academic quality.

Several students spoke during the forum about how tuition increases affect them.

Emily Evans, a single mother and senior at WCU, said she knew that university administrators were doing their best to minimize the impact of the budget cuts but bemoaned the need to increase already high tuition costs.

“When is the last time your Pell Grant went up?” Evans asked.

Students must take out more loans to cover the cost of education. Student loan debt in the U.S. will surpassed the $1 trillion mark this year.

“This is a big problem, not just for students like me,” Evans said.

Some students are forced to put their education on credit cards, which have high interest rates. Fewer students will ultimately graduate as college becomes tougher to afford.

“Anybody in this room could predict that those students aren’t going to finish,” said N.C. Rep. Ray Rapp, D-Mars Hill.

Lawmakers have turned their back on education and that needs to change, he said.

“We have got to turn this state around. It’s going the wrong direction,” Rapp said.

Throughout the event, speakers urged students to register to vote and to create videos of themselves talking about why education is so important to them and how they have been affected by the cuts. The videos will be posted to the “Cuts Hurt” Facebook page.

“People will listen to you,” said Andy Miller, a WCU student and one of the event organizers. “Your voice matters and important, important people are listening.”

Constant reshuffling of the organizational structure at Western Carolina University — at least three such applecart upsets in just six years — led to a recent faculty resolution seeking some order to the chaos.

“This … is in response to past practices, or mis-practices, on campus,” said Sean O’Connell, a WCU professor who led a review of how other universities handle similar reorganizations.

WCU’s Faculty Senate passed an official request recently calling on administration to develop guidelines and to follow them when considering organizational changes.

The tone of the meeting — discussion lasted just 20 minutes — was in stark contrast to a two-hour debate that raged among the board’s members on the same topic last April.

That spring meeting came shortly after the College of Education and Allied Profession was shuffled about, however, resulting in the resignation of Professor Jacqueline Jacobs, a tenured faculty member. She resigned to bring attention to her contention that university administration failed to include faculty members in decisions concerning reorganization.

More than six months later, Faculty Senate opted in a 22-2 vote to ask the university’s administration to emphasize “shared governance,” and to “recognize the necessity of faculty knowledge and participation in academic decision making.”

This, according to the resolution, would mean “all reviews and deliberations about reorganization should be conducted in a collegial and constructive way. Any reorganization proposal should seriously consider disciplinary and interdisciplinary relationships and shall also investigate impacts on stakeholders in non-academic units.”

In plain English, the people who work at WCU want to have their views considered when changes are contemplated.

Faculty hope making their desire for inclusion clear in the form of a resolution will avoid what has happened in the past.

“I think it’s clear that if the new reorganization policy recently passed by Faculty Senate had been in effect last year, the reorganization of the College of Education and Allied Professions, which eliminated two departments and suspended the doctoral program would not have proceeded as it did, without any significant faculty participation,” Professor Mary Jean Herzog said in an email interview.

Herzog works within the College of Education and Allied Professions and was critical of how a re-organization within that college was handled.

“Faculty participation and voice may scare some administrators as well as some faculty, but it has been proven, over and over again, that when decisions are made that involve all the stakeholders, the institution earns dividends in student, staff, and faculty support,” Herzog said in an email.  

Perry Schoon, dean of the College of Education and Allied Professions, defended the reorganization, however. A university-level review of decision-making during the reorganization of the College “determined that appropriate processes were followed. … The institution has recognized the likelihood of other units needing to reorganize due to the economy and the lack of any university policy to guide those efforts. The resolution from the senate is the first step from one of the constituencies on campus to begin the development of guidelines.”

There’s no word on when, or if, the university’s top leadership will embrace the resolution as future policy when it comes to reorganization.

Salary scrutiny study

Western Carolina University Chancellor David Belcher told faculty members late last month that he has authorized a “thorough” salary analysis to review who gets what and why in the form of pay at the university.

“This is to be prepared for that time when we do get money again,” Belcher said. “I’m worried about the salaries.”

Belcher noted a salary study at WCU has not been done in several years. Salary increases also have been nonexistent as North Carolina struggles with the economic downturn.

English Professor Elizabeth Heffelfinger asked if the study would include information previously gathered about possible inequities at WCU in what women and men are paid.

“I want this to be as comprehensive as possible,” Belcher said in an affirmative response. The study would include all faculty, staff, and administrative positions.

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

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

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

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

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

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

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

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

Track record

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

Green said that wasn’t necessarily true.

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

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

WCU annexation decision delayed indefinitely

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

GENERAL EVENTS

9 a.m. – Registration begins for woodcutting contest

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

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

11 a.m. – Exhibition of Cherokee stickball begins

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

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

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

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

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

3 p.m. – Exhibition of Cherokee blowguns begins

4 p.m. – Mountain Heritage Center closes

5 p.m. – Festival closes

BALSAM STAGE

(Rodney Sutton, master of ceremonies)

10 a.m. – Hawk Tawodi Brown

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

10:40 a.m. – Hominy Valley Boys

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

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

11:40 a.m. – Deitz Family

12:15 p.m. – Jerry and Paul Wilson

12:55 p.m. – Spring Chickens

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

1:40 p.m. – Queen Family

2:20 p.m. – Woolly Jumpers

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

3:45 p.m. – Blue Eyed Girl

4:20 p.m. – Sweet Tater Band

MOUNTAIN HERITAGE CENTER EXHIBITS

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

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

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

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

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

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

BLUE RIDGE STAGE

(Bill Nichols, master of ceremonies)

10 a.m. – Mountain Faith

10:30 a.m. – Stoney Creek Boys

10:45 a.m. – Dixie Darlins (clogging)

11 a.m. – Whitewater Bluegrass Co.

11:45 a.m. – Anne Lough

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

12:30 p.m. – Phil and Gaye Johnson

1 p.m. – Buncombe Turnpike

1:45 p.m. – Tried Stone Gospel Choir

2:15 p.m. – Stoney Creek Boys

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

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

3 p.m. – Wild Hog Band

3:30 p.m. – Five O’Clock Shadows

4 p.m. – Paul’s Creek

FOLK ARTS AND SKILLS DEMONSTRATIONS

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

Curtis Allison and Dwayne Franks – horses and mules

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

Cassie Dickson – spinning and flax culture

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

William Rogers – blacksmithing

Larry Stout – sorghum molasses-making

R.O. Wilson – logging skills

Max Woody – chair-making

CIRCLE TENT

(Phil Jamison, moderator for musical circles)

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

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

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

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

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

CHILDREN’S TENT

10 a.m. – Heritage toys and activities

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

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

1 p.m. – Deitz Family

1:30 p.m. – Phil and Gaye Johnson

2 p.m. – Ellie Grace

2:30 p.m. – Carol Rifkin

3 p.m. – Heritage toys and activities