WECAN Board Meeting Minutes December 2, 2021

 WECAN Board Meeting Minutes December 2, 2021 meeting on Zoom @ 6:30 pm

 

Board Members present: Byron Ballard, Sherrod Barnes-Ginifer, Joe Fioccola, Rebecca Lance, Rachel Larson, and Pattiy Torno.  

Board Members not present: Stephanie El-Hajj, Mike Kenton, and Rich Peterson. 

Also Present: Gerald Harbison, Walter Hartheimer, Leslie Meyers, Sylvia Organ, Carrie Pettler, Bruce Sales, Sandi Sox and Suzanne Willis,  

 

CALL TO ORDER: Rebecca called the meeting to order at 6:31 pm.

APPROVAL OF MINUTES: Byron moved, and Pattiy seconded a motion to approve the minutes of the November 4, 2021 meeting as distributed and corrected. The motion passed.

 

TREASURER’S REPORT: Pattiy reported the balance is $1752.45. She is still waiting for receipts for Halloween decorations. 

 

A recording of the meeting began at 6:31 pm

APD/NEIGHBORHOOD SERVICES: Not present. Joe listened to the NAC meeting of November 29, 2021 and expressed his personal opinion that the minutes were very disappointing. Instead of detailed minutes which should have documented deliberations of the October meeting, for example they summarized one agenda item as ‘heard report.’ These were called ‘Action minutes” and could not be used to reconstruct or understand what happened at the meeting (other than by playing back the recording of the Zoom meeting.) While this type of summary may be legally acceptable when submitted with a recording, in his personal opinion (and without in any way representing the opinion of any other WECAN Board member or WECAN as an organization) those minutes are useless and utterly unacceptable. It was a waste of their communications potential and he will personally ask the NAC representative for 28801 to oppose those kinds of insufficient minutes in the future.

He also reported that the Neighborhood Matching Grants received over 20 applications and the approved grants are supposed to be announced by the end of this week. 

 

BLOCK JESSIES: Suzanne hasn’t seen neighbor Deedee in a while with a medical issue. She will reach out to Regina and see if a meal train might be needed also JoAnne’s car is gone and she has also had medical issues. Joe noted the impressive decorations at the Haddens at 39 Rector Street for Halloween, Thanksgiving and Christmas. Rebecca announced that she and her team delivered all the newsletters. Pattiy observed that a P&Z notice was up at Pete’s house on Jefferson to change the set back from 15 feet to 13 inches. Byron noted that the front end of a Honda was left at Green and Girdwood Streets while the rest of the car was found on Roberts Street. Ricky Brown’s parked truck which was hit hadn’t moved an inch and wasn’t damaged by the 3 am crash. Carrie noted there was also a fire yesterday at Sly Grog on Haywood Street but the extent of the damage wasn’t clear. Rebecca announced that there will be no Caroling again this year due to COVID —even though many will miss it.

 

WECAN ACTIVITY: Joe read the activity of WECAN in 2021:

 In January, Mr. Crisp died. The Board discussed the WECAN Budget and Owens-Bell Park Signage changes. In February Byron reported on Homeward Bound, we heard about brewery plans for Clingman Avenue and JP moved into WECAN. In March we were introduced to Jeremy Lett, the new Neighborhood Services Coordinator and heard about the City Budget process. Trucks were getting stuck on Girdwood Street. The Neighborhood Sign garden was being damaged. We reviewed the purpose of WECAN and heard about 144-159 Riverside Drive. In April, Mr. Bacoate was inducted into the Order of the Long Leaf Pine-the highest civilian honor in North Carolina. RADBA purchased 16 trees for the new greenway. WECAN sponsored Chalk Art for the RADTIP grand opening. The damage to the sign garden was stopped but all our maintenance agreements needed to be updated. In May there were brief updates on homeless, sidewalk opening and CAN. In June Owens-Bell Park signage was completed and Mr. Bacoate shared his ideas about reparations. The July General membership meeting was rained out but a social gathering happened in place of the August meeting and the new compost tumbler was   revealed. In September we discussed Homelessness as a safety concern and Brian Combs introduced the Haywood Street proposal for affordable housing in WECAN. In October, Scott Dedman from Mountain Housing Opportunities answered questions about affordable housing. Newsletter assignments were made and a Matching Grant proposal was submitted. A haunted Halloween trail was enjoyed and there were discussions and meetings about the Haywood Street proposal. In November City staff answered questions about affordable housing.

 

BOARD ELECTION:  Joe reviewed and corrected the current Board terms. Class of 2021: Mike and Sherrod; Class of 2022: Byron, Pattiy, Rachel and Rich; Class of 2023: Rebecca, Joe, Stephanie; The Board size can be from 9 to15 resident members. There are 4 open seats for 2024, and 1 for 2023. After discussion Rebecca nominated and Byron seconded five neighbors: for 2023-Brittainy Wager; for 2024 Sylvia Organ, Carrie Pettler, Davina Weirich and Suzanne Willis. The motion passed and all were welcomed aboard.

 

INFRASTRUCTURE CONVERSATION: There is an issue concerning traffic at the intersection of Hilliard and Clingman and the future potential widening of Clingman between Hilliard and Patton. Pattiy and Rebecca attended the Technical Review Committee meeting for the Patton II—now called The Avery and found that a traffic impact assessment was required. Rebecca asked how WECAN can keep up with the results of traffic studies. Pattiy noted that the Haywood Street Community Development proposal goes before TRC on Monday December 6 at 2 pm. Joe heard that a new Traffic Engineer has been hired but he didn’t hear a name. Rebecca wants to know what the city does with traffic study information. Pattiy heard that a traffic employee wanted to reroute the bike lane on Hilliard. Rich Peterson and Lynn Player have been interested in being involved. 

 

HAYWOOD STREET COMMUNITY DEVELOPMENT UPDATES: A house on West Haywood Street being used as a business has been offered to HSCD for construction, administrative staff and storage. HSCD was requested to show survey lines of building placement on site. Their November 15 meeting reported there would be deep seismic borings during Thanksgiving week. There would be a cost associated with marking the site but since the borings are planned for the corners of the building flagging them would be sufficient to show the placement of the building on the site. Carrie will follow up with that. She raised the issue of leftover green space: they are in discussion with the neighborhood and considering something for kids or a designated smoking area. Rebecca wondered whether we can get the city to commit to keeping the community garden space and the field beyond as green space for the neighborhood. Carrie is still considering ways to reach out to neighbors to poll support for various issues. The TRC meeting is Monday December 6 at 1 pm and the documents are available at https://haywoodstreet.org/transparency-ticker/  

            A discussion ensued whether to devote time during WECAN meetings to discuss these issues. Rebecca wanted the benefit of a facilitated discussion but it should be open to all neighbors. Carrie asserted that WECAN Board meetings are the optimal space because they are open, accessible, are documented with minutes and recorded and also have a civil diplomatic process and where decisions are ultimately made. Sandi questioned how to meet for difficult discussions and even how to get people to come to any meetings. Bruce expressed his opposition to the project. Leslie opposes it because there is no consensus and strong opposition and many people don’t Facebook or Insta-gram and are left out of discussions on those platforms. Pattiy noted that there is place to subscribe on the WECAN Blogspot:  www.wecannews.blogspot.com/ to add oneself to the WECAN email list. Leslie repeated her concerns about the location, the developer and the project as proposed. She feels left out because opposing letters were not published to the ticker. Pattiy advised to notify City Clerk Maggie Burleson about posting letters. Rebecca observed that WECAN’s strength is in our knowledge of city processes and personnel. She wants us to focus on areas where we can find common ground. She offered to provide time at WECAN 90 minute meetings of 30 minutes to air concerns and get input to the HSCD board. If that is not enough time then a subcommittee can be formed. Sylvia agreed that communication about meetings may be imperfect but the information on how to get connected with WECAN went to every home in the neighborhood in the recent newsletter. Carrie agreed that 30 mediated minutes were good and that we may not have consensus but we can have representation. Pattiy asked Carrie to report back to Brian to stop representing that ‘all WECAN’ is behind this project. Leslie claimed that she is aware that at least 30 people oppose the project. She claimed that affordability in perpetuity was only a marketing claim and expires in 30 years anyway and the process feels closed to people in the community. Rachel looks for consensus on any area of concern from supporters and opponents that can be addressed in the discussion. How we use our power to improve this project can make the neighborhood stronger to address core concerns we all share. Rebecca welcomed the continued conversation with Brian and the Mayor. They continue at 1 pm on site on Sundays December 5 and January 9.

            HSCD requested a representative from WECAN for their board as a liaison. Carrie Pettler volunteered to serve. Rebecca nominated and Sandi seconded the appointment. Pattiy noted support from other neighbors in emails. The motion passed.

            Sandi asked for some common concerns to kick off our meeting discussions but they should keep focused. Rachel did not feel confident of her facilitation skill but will talk to Rob Thomas and about writing down stated concerns and keeping focused on what issues are timely for HSCD to hear.

            Pattiy noted that if there are any consensus points they should be made before the P+Z meeting on January 5, 2022.  One such issue is the setback position of the building and preservation of the 3 large trees there and setting the sidewalk behind them. These ‘asks’ need to go to city staff soon. Leslie doubts that that request could happen because the density is needed for potential HUD grants and ADA compliance and therefore a cost issue.  If it passes P&Z it goes to the City Council then they have to raise more money to comply with federal regulations. Leslie cannot agree to any kind of consensus because it’s not about just trees. Rachel suggested that no on-street parking might be something that could find general agreement and asked if the entire concept was non-negotiable. Leslie answered that traffic is a consideration but not sure if P&Z would have any impact on it and can we ask HSCD to do a traffic study? She doesn’t know if there is any support for consensus. Rebecca asked if anyone would volunteer to organize a meeting in the next week (Dec 13-17) she would get the word out. Rachel will conduct a doodle poll for the best meeting time and Leslie will reach out to people with the date and meeting link. 

 

ADJOURN: Meeting adjourned at 8:07 p.m.  

            

 Next WECAN Board meeting January 6, 2021 @ 6:30 pm 

 Minutes submitted by Joe Fioccola

 

 Email pattiytorno@gmail.com for a link to the recording of the zoom meeting.

  

Upcoming HSCD meetings:

Sun  Dec 5  1 pm        HSCD on site

Mon Dec 6  1 pm        TRC

Tue  Dec 14                 Housing and Community Development Meeting 

Wed Jan  5                   Planning & Zoning Meeting

Sun  Jan  9  1 pm         HSCD on site

Tue  Jan 11                  City Council Vote on Housing Trust Fund Request

Tue  Jan 18                  HCD review of Housing Trust Fund Loan

Tue  Jan 25                  City Council Vote on Housing Trust Fund Loan & Conditional Zoning                                                                                                      (pending no P&Z delays)

WECAN Newsletter 2021

 

WECAN board (Draft) minutes November 4, 2021

WECAN Board Meeting Minutes November 4, 2021 meeting on Zoom @ 6:30 pm

Board Members present: Byron Ballard, Sherrod Barnes-Ginifer, Joe Fioccola, Mike Kenton, Rebecca Lance, Rachel Larson, and Pattiy Torno.  

Board Members not present: Stephanie El-Hajj and Rich Peterson. 

Guest speakers: Paul D’Angelo-Community and Economic Development Program Director, Nikki Reid-Interim Community and Economic Development Department Director and Sasha Vrtunski-Urban Planner II.

Also Present: AK, JP Chalarca, Jocelyn Olcot, Sylvia Organ, Carrie Pettler, Ranse, Brittany Wager, and Suzanne Willis

CALL TO ORDER: Rebecca called the meeting to order at 6:31 pm.

APPROVAL OF MINUTES: Rebecca moved, and Pattiy seconded a motion to approve the minutes of the October 7, 2021 meeting as distributed and corrected. The motion passed.

TREASURER’S REPORT: Pattiy reported the balance is $1752.45. She is still waiting for receipts for Halloween decorations. 

A recording of the meeting began at 6:35 pm.

CITY STAFF ON HAYWOOD STREET COMMUNITY DEVELOPMENT (HCSD): Rebecca asked the city staff to introduce themselves and what they do and then opened the floor for questions. Nikki works on Affordable Housing, Homelessness and Equitable Economic Development. Sasha reviews large projects such as hotels and apartments, and is a generalist in the Planning Department with extensive experience in long range planning, rezoning, Form-Based Code, and downtown planning. Paul deals with HUD Funding Services HOME funds, and is the Affordable Housing lead on sharing information and policies encouraging more affordable housing.

Q: Rachel asked that since a major complaint heard about the Haywood Street Community Development (HSCD) project was management concerns and since the City has funded part of this could they also could the City impose restrictions about property management in the Conditional Zoning process? Sasha explained that all Conditional Zoning (CZ) requests go to City Council for approval. The process starts with Neighborhood Meeting then Technical Review Committee (TRC) then to Planning and Zoning (P&Z) before reaching City Council. These meetings consider land use impacts such as traffic or needed fencing and there is a ‘B-1 Conditions’ list of potential modifications that the City controls. Paul looks for Affordable Housing with target Area Median Income (AMI) of 30,60 or under 80% AMI to achieve a variety of income levels but there is nothing in policy requiring it. Some developers use tax property management.    Staff has been working on a policy called ‘beyond the subsidy’ and look at appearance, building type and standards beyond the regular code, development partners, upkeep of building and general maintenance. The Housing Trust Fund Application looks at things like cash flow, operating reserves/caps, strong property management, assistant manager. Sasha offered to talk to the City’s Legal Department. to get a better answer. The City doesn’t own the property and the Neighborhood could have an agreement with HSCD that would be worth exploring. 

Q: Rachel asked could the Neighborhood make requests through CZ? The conditions must be agreed to by both the developer and the city and related to the land use impacts. Q: Jocelyn brought up the traffic issue at Clingman and Hilliard that staggering the lights might help. The scale of the project was so imposing that citing it farther back on the lot would make it less intrusive. Sasha observed that it was not a huge site but they could explore other options. 

Q: Pattiy recalled some backstory to the 2018 rezoning from Neighborhood Business (NB) to Community Business 1 (CB1) without a specific plan. Does the City allow speculative zoning changes?  She heard from Planner Shannon Tuck that NB no longer exists in zoning districts and future land use. Sasha explained that it was a straight rezoning and not a conditional zoning with specific plans. Scott Carter made the request to open the area to more residential uses. She also noted the Council Report was available. 

Q: What happens to the property if CZ is not approved? Nikki is working with the Legal Department on that. There is still an option to use the lane as collateral to protect the City’s investment. There is a ‘claw back’ tool. 

Q: Brittany asked what are the specific variances in the zoning? The requirements are building height, footprint and density. The developer requests modifications (we don't call them variances) through the submission of their plans and a draft list of B-1 Conditions.   Those plans are usually available at least 2 weeks before the Technical Review Committee meeting which is the first step of the process.  

Q: Who is the City Planner assigned to the project? Shannon Tuch would be assigned after the application is made.

 Q: Can nearby properties also use 50/acre density for business property? Pattiy heard from Shannon that CZ is a one-off and has no bearing on other properties. It is specific to that parcel and doesn’t set any precedent. 

Q: Rebecca asked is the City looking for the greatest density in WECAN and in downtown? Sasha noted that earlier higher buildings downtown were acceptable now there are some limits. The City wants a balanced livable place to live since we are growing.

Q: Brittany recalled that Brian Combs used the 360 Hilliard Apartments as a precedent for CZ? See Shannon Tuch for further.

Q: Suzanne asked are there guidelines in town for affordable units and why not require a percentage of all developments to be affordable?  Paul explained that Asheville doesn’t have ‘Inclusionary Zoning” but has some ways to incentivize it such as the Affordable Housing Trust Fund and Land Use Incentive Grants. Some are used already but the subsidy per unit costs $80,000. Asheville is a Dillon’s Rule city, not Home Rule which means the state of North Carolina controls what the City is allowed to do.

Q: Joe asked we first heard 45 units from HSCD and then 42 units that City Council funded. Is it important? Paul noted that small changes were normal.

Q: Sherrod asked could the dead end of W Haywood Street be opened up to Patton Avenue? Pattiy noted that during the Duke substation meetings the neighborhood opposed it. Sasha added that when I-26 happens it will bring changes, so maybe at that time.

Q: Sylvia asked: The city has few tools for affordable housing Are there other options for incentives? Paul listed: Property Tax abatement, fee rebates, Metropolitan Sewerage District (MSD) Discount (from $1900 to $700 per unit), extradited review, use of City owned land,  Housing Trust Fund $1M loan, HOME Funding.

Q: Rebecca asked what can be built by right? Sasha reviewed that since it was .87 acre the structure footprint allowed was 6,000 sq ft for a 12,000 sq ft structure. You can have more than one building per lot in this zoning district.  Density dictated how many buildings if there's residential. . Twenty units per acre (40 if a % are affordable). Other than residential small low-traffic businesses or office space allowed.

Q:  Rachel offered to follow up with city staff by sending additional questions that we ran out of time to field.  

NEIGHBORHOOD MATCHING GRANT

Pattiy submitted the grant to rent goats to maintain Kudzu Hill. This would also include repairing the sign garden and replanting Owens-Bell Park. Joe explained that the application was very simple and did not ask for a lot of details. He explained that this round of applications would be reviewed and ranked in November and awarded in December and a second round would open up in March. The project must be completed within 12 month of receipt of funds. 

WECAN CAMPERS: Rebecca and others met with Mike from Homeward Bound and toured the area. He suggested considering what WECAN has to offer to campers in WECAN such as the female in the blue tent.

GENERAL MEMBERSHIP MEETING: Rebecca asked Joe to review: WECAN General Membership meets twice a year-- in June and in December. The meetings usually have a food element and a summary report on activity since the last GM meeting. In December we also think of ideas for the future and elect Resident Board members. There are three classes of board members each on a 3 year term so every year one third has to be renewed (up to two full consecutive terms) or must rotate off the board for one year and be replaced. Current classes are: 2021: Katherine, Byron and Mike, 2022: Pattiy, Rachel, Rich, 2023: Joe Rebecca, Sherrod, Stephanie. This means the 2021 class’s 3-year term expires on December 31, 2021. Both Byron and Mike are eligible for a second 3-year term in the Class of 2024--if they are willing to serve and one or two seats are open for that class. The Board elects officers in January and also elects At-Large Members for renewable one year terms.

NEWSLETTER: Rebecca reported that the newsletter was printed and on her porch ready for distribution. Thanks to Joe and all who contributed articles and pictures. She asked for help delivering them if anyone who has not helped before could let her know they can help. Pattiy also gave thanks for Allegra who has printed them for free for several years and is a local business in the neighborhood. 

HALLOWEEN: Suzanne thanked Brittany for the Haunted Trail and Rebecca for getting out the flyers for this and the two picnics last summer. She loved seeing neighbors and wished there were more opportunities to get together.

SUBCOMMITTEE REPORTS:

ADOPT A HIGHWAY: The contract is still on Joe’s Porch 34 Girdwood Street for anyone who wants to sign the release and participate in any of the quarterly litter pick-ups on Clingman Avenue in the next 3 years.

 

MEDIATIONS: Rebecca is looking for common ground in the things we value as a neighborhood and the ‘asks’ we should make of the HSCD project. They have invited someone from WECAN to serve on the HSCD Board to take concerns to them and bring information back to WECAN. Carrie Pettler volunteered to be that representative. She has a vested interest in housing from her past social work days and wants it to be as good as possible if it is in WECAN. She is enthusiastic that local developers are involved and with the City funding support and the opportunity for getting affordable housing. She has a lot to learn, is not a long time resident in WECAN and offered her candidacy. There has been so much conversation in the neighborhood a lot on Facebook that has not been helpful or neighborly and she thinks the discussion should happen at public WECAN meetings rather than one on one or on FB. Rachel offered to be back up if Carrie couldn’t make those meetings and noted that Carrie lives close to the project and her husband is an architect. Carrie is in awe at the knowledge and history of community participation and engagement. Carrie is meeting bi-monthly with Brian to stay connected and discuss collaboration between WECAN and HSCD. Rebecca noted questions about the property management who and how residents will be chosen. Pattiy noted that Brian Combs gave the format that decisions are made at the board level but large community meeting in WECAN to discuss concerns and requirements that he will take to the HSCD Board. So, input would happen just not at this phase of the project. Pattiy noted that Hildy said the City Council is the concern for that. The CZ process is the time to bring up concerns. JP suggested that land use concerns and design concerns were important now and management concerns later. Pattiy noted there is no consensus now on what to ask for (0, 24, 34, 45 units) and WECAN cannot advocate for anything until there is consensus. She suggested a process with an outside mediator. Joe noted that we are in agreement on the issue of traffic at the intersection of Clingman and Hilliard. Pattiy shared a video of the intersection being blocked and asked to send her more. Rachel, noting the recent staged parking jam on W Haywood considers no parking at all on the north side but doesn’t want to take away Pat Crisps. The general feeling was that Zoom meetings would not work and that in-person would.  Pattiy recalled the Duke substation process getting together over several weeks and making big lists of concerns and distilling them down to 4 major concerns: Wins for immediate neighbors, the neighborhood, Duke and the City. Joe noted that the process they used was from a book called ‘Getting to Yes’ and it worked well. Rachel offered a personal appeal to reach out to some neighbors who oppose the HSCD project. Rebecca called for participation within the deadline.  The next HCSD meeting is November 15. The consensus was for Carrie and others to attend that meeting and report back to WECAN in December for a final decision on the WECAN representative to HSCD. 

Other meetings are happening bi-weekly on Mondays at 3 pm on site. The next are November 8 and 22 to discuss traffic and property management.

NEIGHBORHOOD ADVISORY COMMITTEE: JP is the 28801 member and asked for a list of questions or topics in depth. The NAC is in a period of developmental growth with a lot of talk about process and policy. The main topics have been Use of Open Space, the Noise Ordinance and Greenways. He offered to listen to any neighborhood concerns or issues at (480)387-0637 or jp@bryceashe.com.

GENERAL DISCUSSION: Rebecca raised the question: Should the Board assert neutrality and facilitate communications on the record since some critics accuse the board of bias and pushing support? Pattiy again noted that clearly there is no consensus so the board cannot take a position, but individual residents are free to express themselves. When she spoke at the CC meeting she was clear that she was on the WECAN Board but was not speaking for it. Rachel said don’t say neutral, at least express common concerns. Pattiy noted that our strength in WECAN is our collective voice and the organizational respect we have earned over the years. Rebecca is looking for an honest open way of communicating. Carrie repeated that it should happen here and not on FaceBook as the best place to be heard.

ADJOURN: Meeting adjourned at 8:13 p.m.  

            

 Next WECAN General Membership meeting December 2, 2021 @ 6:30 pm 

Minutes submitted by Joe Fioccola

 Email pattiytorno@gmail.com for a link to the recording of the zoom meeting.

Upcoming HSCD meetings:

Sun Nov 7, 1 pm HSCD on site

Mon Nov 15, 5 pm        HSCD Board meeting

 

WECAN board meeting agenda - Nov. 4, 2021

 The West End / Clingman Avenue Neighborhood Association meets on the first Thursday of every month at 6:30pm, currently via Zoom. This month will feature a question and answer session with city staff to address the HSCD project. 

Use this link:

https://us02web.zoom.us/j/81701409200  

 

November 4, 2021: Agenda
 

6:30 - Call Meeting to Order
Approve October Minutes
Treasurer Report
City Staff as guests to address HSCD Development 
APD/Neighborhood Services
  - Neighborhood Matching Grants
  - Campers
Neighbor/Block Jessie Reports
December General Membership Meeting - Activity, Board Seats
2021 Newsletter
Adopt-A-Highway Contract
Discussion, Haywood Street Church Development
As Needed Subcommittee reports: Community Garden, Welcome Wagon, ART, Coalition of Asheville Neighborhoods (CAN) with Byron
As Needed Updates on ongoing concerns:  Right-of-way gardening, Underhoused neighbors, RADTIP, NO TRUCKS signs,  Scheduling the next Adopt A Highway litter pickup
Adjourn

WECAN Board Meeting (draft) minutes October 7, 2021 + extra info

Neighbors,

With so much happening in the neighborhood right now, we wanted to make you aware of the following items in addition to the WECAN Board Meeting Minutes shared below:

1. Very Early Draft of the Haywood Street Community Development (HSCD) site plan linked here. 

2. Brian Combs from HSCD plans to host monthly meetings at the proposed HSCD site through January: Nov. 7, Dec. 5, and Jan. 9, all at 1:00pm.

3. Patton 2 / 363 Hilliard to go before the COA Design Review Committee at their meeting this month on October 21st. You can see the agenda for their upcoming meeting here: https://www.ashevillenc.gov/department/city-clerk/boards-and-commissions/design-review-committee/

4. A Givens Property Management Deck is linked here, just for some basic information. They encourage folks to go out and visit. Givens Property Management is who is proposed to manage the HSCD property. 

5. A community bulletin "board" has been added to a tree on the HSCD site near the entrance to Jefferson Drive. Items related to timely neighborhood issues will be posted here. 

WECAN Board Meeting Minutes
October 7, 2021, meeting on Zoom @ 6:30 pm

Board Members present: Byron Ballard, Joe Fioccola, Rebecca Lance, Rachel Larson, Rich Peterson and Pattiy Torno.  
Board Members not present: Sherrod Barnes-Ginifer, Stephanie El-Hajj and Mike Kenton. 
Guest speakers: Scott Dedman, Mountain Housing Opportunities, Jeremy Lett, COA Community Engagement Specialist; Sgt, Scott Fry, APD Community Engagement; 
Also Present: JP Chalarca, Leslie Myers, Bruce Sales, Sylvia Organ, Brittany Wager, and Suzanne Willis.

CALL TO ORDER: Rebecca called the meeting to order at 6:30 pm.
APPROVAL OF MINUTES: Byron moved, and Pattiy seconded a motion to approve the minutes of the September 2, 2021 meeting as distributed and corrected. The motion passed.

TREASURER’S REPORT: Pattiy reported the balance is $1752.45. Outstanding receipts for Halloween will come to under $100. 

Pattiy requested permission to record the meeting and without objection began recording at 6:35 pm. Rebecca asked attendees to be polite and respectful.

AFFORDABLE HOUSING: Rebecca introduced Scott Dedman from Mountain Housing Opportunities to talk about and answer questions about his experience as an affordable housing developer.  

He attended the community meeting about the Haywood Street Church proposal but made clear that he does not speak for them and that MHO is not involved in that project. He does know and has worked with the seller of the property Scott Carter. He did acknowledge that there are things that MHO does that are similar. He indicated the Griffin Apartments on Grove Street has 50 apartments of which 30% (15) have special services for formerly homeless renters. Some are set at 30% AMI, some at 50% and some at 60% at all their area properties. Some 40% need housing vouchers at their 1000 apartments in the city and 300 outside Asheville. The lowest rents charge between $300 and $350 per month but do not amount to more than 30% of a resident’s income.

There is a severe need for apartments close to downtown. Buncombe County needs 7500 apartments that are deeply affordable. In Buncombe County some 7500 renter households pay more than half of their income on rent—about half of them are in the city. Other neighborhoods should not get off easy by opposing apartments in their areas. There’s no place like home and housing supply close to jobs and services. If the proposed apartments are not built at 339 W Haywood Street he believes that something of scale will be. He noted that initial opposition to the Larchmont apartments wanted one floor removed which would reduce the number of units from 60 to 40 which would not feasibly make it work. If what comes is commercial, it will have much more traffic than a residential development.

The key to successful management of multifamily properties is tenant selection criteria. How do you select? Do you do criminal background checks? Who do you allow and who exclude? People have a right to live in dignified and safe housing is very important. Another method might be to take all comers, but without regard to safety and attractive surroundings it will go bad.

Q. Joe asked if a renter’s income improves and they are no longer in the 30, 40 or 50% of AMI must they leave?  
A: MHO uses a federal program LIHTC (Low Income Housing Tax Credit) and heard HSFC was not planning on using it. MHO wants renters to improve themselves, get better jobs, get more income unlike some public housing where that is a disincentive because their rent will go up. He is not sure if HSDC will use LIHTC.

Q. Pattiy asked to clear the confusion between 30% of income and 30% AMI. If AMI increases does that mean higher rent or moving out?
A: They should be able to set a policy. Givens leases a lot of apartments, and does a very professional job of property management. Who manages the property is another key to success. He offered the Glen Rock Apartments, 372 Depot St, the Eagle-Market Apartments, the Larchmont, and in Swannanoa the Easthaven as examples of MHO projects that are safe, affordable, well managed and attractive. He also noted that MHO does not brand their buildings as affordable housing.

Q: Leslie asked about Section 8 vouchers
A. Renters must recertify each year and the rent may go up but still not more than 30% of income. Some MHO renters pay between 0 and $100, $100-200 and the highest out of pocket costs are $300-400 and rents will go up each year but in the range of 1,2 or 5%.

Q: Pattiy asked if 30%  of AMI was the only qualification for a voucher?
A: Not sure, he suggested checking with David Nash at the Asheville Housing Authority or Tara Irby or their Section 8 Office. For MHO some 350, or 30%, of their renters use vouchers. The Haywood Street proposal is not for public housing; it is privately owned and managed property. Each year the federal government sets the AMI and it is different for each sized household. MHO’s average renter’s income is $17,000. Some SSI disability income for age 65, blind or disabled is only $700-800 a month and is typically the lowest tier of rent. Most renters are working class folks of Asheville. Ones making $10 an hour working a full time job for 2000 hours a year make only $20,000 in a year. (Their out of pocket rent would be $556/month.)

Q: Leslie asked about household size and density issues.
A: Merritt Park on Clingman Ave built 16 on .59 acres. When people say that demand is so high we need more supply, they are making Asheville more unaffordable. People seeking affordability move 10-15 miles outside the city and then commute to jobs and services and add to pollution. He advocates for traffic circles at Clingman and Hilliard and at Clingman and Patton because better engineering is the answer to traffic congestion.

Q: Rachel asked if all 23 of the proposed 1 bedroom units would be section 8.
A: for former felons the time since and type matter. The Asheville Housing Authority has a detailed list of time limitations that they consider.  MHO for example excludes murder and rape. Merritt Park has 15 residential units and 4,000 sq ft of office space.

Q: Leslie asked about environmental impacts of bringing more people in and it doesn’t make sense that there is no cap on annual rent increases?
A: The City is not allowed by the NC General Assembly to impose any rent control. Inclusionary zoning is a method where if you build say, 100 units, a percentage must be affordable but this too is resisted by the NC General Assembly.

Rebecca thanked Scott for his longtime friendship and support of WECAN.

 APD: Sgt Scott Fry updated the group on camping issues. The blue tent should be handled by next week between Monday and Wednesday. The problem was that it was located on NCDOT property and they were waiting for the City to declare it a safety hazard. They got an okay from Cathy Ball to clear both locations (the approach to the Hill Street walkover bridge and across from Transit.) NCDOT will assist with cleaning up both sites and hopefully will not allow them to be used again.

Q: Pattiy asked how we can help APD? Be your eyes? Report when we see anything?
A: Yes it does help especially when a camp is being set up. Send an email to  apdcommunityengagement@ashevillenc.gov and they will respond within 24 hours. It is a good process and it works but it is slow and monotonous.

Q: Pattiy said it was so confusing because it was not City Property but State property so why wait?
A: The City entity in charge acts first. NCDOT follows CDC-COVID guidelines and will not act until a health and safety violation is declared.

Q: Sylvia asked if NCDOT could barricade the driveway across from Transit.
A: An NCDOT crew will be cutting down vegetation in the next few weeks and cleaning out the trash. Rachel thanked the APD for all they do.

Q: Pattiy asked about the stone yard at 171 Lyman Street. The derelict building has been set on fire three times by homeless campers. She called APD to report a fire and was told to call the Fire Department. APD wanted the property owner to respond even though a no trespass letter was on file.
A: Sgt Fry - expressed surprise about APD dispatch response to Pattiy's call. Since a no trespass letter was on file APD should be able to clear people out, but they said they couldn’t. He said he would follow-up on that. He will also add it to the extra patrols list.

Q: Leslie heard from a neighbor that a camper had set up in Owens-Bell Park.
A: Pattiy noted that it is helpful to send a picture that shows the campsite and location.

NEIGHBORHOOD SERVICES: Jeremy had to leave for another meeting and Rebecca noted that he is also on the joint APD Community Engagement Task Force.

BLOCK JESSIE UPDATES: Pattiy reported Witches on paddle boards on the French Broad River on Saturday at 3:30 across from Amboy Road. Rebecca reported that Charlie was helping on an art project for the Hominy Creek Greenway tenth anniversary celebration and looked forward to doing something for the future Bacoate Greenway.
    
HALLOWEEN PLANS: Rebecca reported the plan was just like last year: 5:30-Pot-luck in the field; 6:30-Trick or treating; 7-Haunted Trail; Trail set up from 1-2:30. Contact Rebecca or Brittany to assist.

NEWSLETTER ASSIGNMENTS: The following assignments were made with an October 22 deadline.
     Pattiy: New Developments:   339 W Haywood Street, Patton II, Park Avenue S, Dave Steel, The Hilliard, 159 Riverside Dr
     Joe: Chalk Art; Sign Garden Debacle/maintenance contracts/ Melk; Parks Rehab: Owens-Bell, Clingman Edible
     Rebecca: Halloween gathering 
     Charlie: WECAN Worm Knightmares
     Suzanne: Community Garden /Compost Tumbler Thanks Caroling welcome Lynn
     Brittany?: Why and How to stay informed 
     JP? WECAN MAN
     Lynn? Neighbor Profile: Pete Bassett?
    
SUBCOMMITTEE REPORTS:
ADOPT A HIGHWAY: The contract needs participant’s release signatures. It will be on Joe’s Porch for anyone who wants to sign.
 
NEIGHBORHOOD MATCHING GRANT
Pattiy suggested applying for the full $5,000 for goats to maintain all city properties in WECAN with a 200 hour volunteer match. This would include the Edible triangle, Melk, Owens-Bell Park, Short Hilliard, and even Kudzu Hill. Byron is all about the goats. The application deadline is November 2. Pattiy will prepare the application.

DISCUSSION: HAYWOOD STREET CHURCH AFFORDABLE HOUSING IN WECAN    Rebecca has information to share and asked to submit any questions to email address on their website
http://haywoodstreet.org/transparency-ticker/ and please ask to add to the document.
HSCD - asked Brian - he said ALL Q/A is going there, not just questions from WECAN, so neighbors do not have to say they are WECAN to get Q/A on there.
Q: What are the 11 other properties that were considered and rejected before settling on the WECAN site?  
   
Hildy assembled AFFORDABLE HOUSING RESEARCH AND RESOURCES:
https://spotlightonpoverty.org/spotlight-exclusives/where-you-live-dictates-how-you-live-affordable-housing-is-essential-for-upward-mobility/   (wide reaching implications for social/economic mobility associated with housing)

https://www.worksinprogress.co/issue/the-housing-theory-of-everything/  (even WIDER(!) implications around housing affordability--for those able to access affordable housing and the (positive) spillovers to the rest of the community, economy, etc. grounded in most up-to-date empirical evidence)

https://static1.squarespace.com/static/5248ebd5e4b0240948a6ceff/t/602c25b8b527d676945cccf5/1613506005419/210204_HousingAdvocateGuide.pdf  (case study set in Dallas, TX—with good explainer graphics to better understand causes and consequences of (un)affordability in housing) and insights for those wanting to advocate for affordability in their communities.

http://www.thedanielislandnews.com/news/award-winning-305-seven-farms-apartments-hits-10-year-milestone  10th year anniversary account of a successful workforce housing development in Daniel Island (Charleston County, SC)

http://www.mhponline.org/files/AffordableHousingImpact-CommunitiesandHouseholds.pdf  research review out of U of Minnesota on a range of outcomes related to affordable housing

https://furmancenter.org/files/media/Dont_Put_It_Here.pdf  (compilation/integration of research insights regarding impacts on local communities of affordable housing)

https://www.webercountyutah.gov/Housing-Authority/documents/The%20Impacts%20of%20Affordable%20Housing%20A%20Literature%20Review.pdf  (research compilation with application to Ogden Utah area affordability)

https://www.demonstratingvalue.org/resources/showing-value-affordable-housing  (primer on evaluation elements in assessing affordable housing)

Pattiy has put it in tabs on the WECAN blog spot. There is a public meeting on it at 339 W Haywood Street at 1 pm on Sunday October 10 with the Haywood Street Community Development leaders. Pattiy was in contact with McKinsey Dillingham, the interim Board Chair and was given questions for Board members to answer. 

Suzanne asked if there was a maximum vehicle limit for residents or indications of a playground.

Pattiy noted that there is a board developing criteria for the community space asking for a WECAN representative who will be a voting member and liaison to represent the interests of the neighborhood. Rachel noted the issue is getting contentious and wondered if we should take nominations and how to manage that.

There was a meeting on Sunday of those in support of affordable Housing in WECAN. 15 households were represented. Different areas of WECAN are in support or lack support. Rachel observed it appears to be 50-50. Her biggest concern is that it gets built because it is ripping the neighborhood apart. Rebecca is the contact for Brian wants someone to participate and is welcoming. Their next meeting is set for Monday November 15 at 5 pm they want someone to have a voice, an opinion, and can tell how it is affecting WECAN.

Rebecca reported that John Boyle with the Asheville Citizen-Times newspaper is set to interview Brian Combs and Howard Hanger and attendees to the October 10 1 pm site meeting. We would all lose if only opposing opinions were expressed. Rebecca and Carrie are recommended for interview.

ONGOING: MELK WORKDAY. Joe has been working on the Melk site and last week Sandi helped. She asked him if NCDOT would clear the site or repair the wall. She requested to see if there was interest in organizing a workday to clear the lot along with Greenworks. Joe will postpone that request until the NCDOT clears the lot as noted earlier tonight. 

COMMUNICATION: Rebecca reported that Brittany volunteered to strengthen communication in WECAN. Thanks Brittany!
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ADJOURN: Meeting adjourned at 8:20 p.m.  
            
 Next WECAN Board meeting November 4, 2021 @ 5 pm  Teresa from Givens will be invited.

Minutes submitted by Joe Fioccola

 Email pattiytorno@gmail.com for a link to the recording of the zoom meeting.