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.
