The Blue Ridge Planning Commission recommended that the rezoning request of 14.15 acres along Appalachian Highway be approved with a number of requirements during a meeting Tuesday, November 17.
Commissioners, with the exception of Angie Arp who opposed, recommended that the request be approved as long as utilities are upgraded as necessary at the developer’s expense, the College Street entrance be used only for a shuttle and emergency vehicles, buffers be maintained, an effort be made to maintain the city’s architectural character, that construction vehicles access through the highway, and there be an addition in the covenance that restricts short-term rentals.
The motion was made by Vice Chairman Cindy Trimble and was seconded by Commissioner Dana Hunt.
Arp opposed as a result of the infrastructure impact and the number of units.
The request, made by Johnnie Hastings of Integrity Development Group, LLC., asks the city to change the are's current zoning from General Commercial to High Density Residential.
The request was made in the hopes that they will be able to develop the land, between East Highland Street and Milam Street, into “a very high-end, luxury, townhome community” consisting of 83 homes and packed full of amenities, according to Hastings.
Each home would cost at least $450,000 each, and Hastings said he expects 60% of the owners to be part-time residents.
Approximately six homes would sit within each acre.
In comparison, the neighboring development, the Overlook at Blue Ridge community, consists of 14.1 acres of land with 38 homes total (3.7 units per acre), once the project is complete, according to Hunt.
“We’re sympathetic to the fact that this could increase traffic, so we’ve come up with a couple ideas,” Hastings said.
The ideas are to incorporate a gated main entrance from Highway 515 (Appalachian Highway) and incorporate a shuttle bus to haul residents to and from town.
“Having spent time in Blue Ridge, which I want to tell ya, it’s just the most darling little town in the world, and we wanna make sure it stays that way,” Hastings said.
Chairman John Soave reiterated several times that he was more concerned about the property being developed commercially than as a townhome community, hence his favoring the approval.
Commissioner Mark Engledow expressed the same concern.
In order to accommodate the number of residents who wished to speak, Soave suggested the commission allow 20 minutes for opposing parties to speak, which passed.
During public commentary from opposing parties, all expressed concerns over traffic.
Gene Middleton of Summit Street suggested the developer either leave the property be or pursue a single-family home project and a Low Density Residential zoning as the current plans would result in “ruinous vehicle traffic... loss of peace, quiet, privacy, canopy... aired noise pollution... more demands on a struggling water and sewer system.”
Donna Thompson of Sierra Lane said, “Everything is being packed in too closely, and people can call new urbanism all they want to, but neither your locals nor the people who went to escape new urbanism in the metro areas, they come here to get away from that. ... I moved here a year ago, and I can tell ya what I’m seeing right now just turns my stomach.”
She added that although the developer may be required to make necessary improvements to infrastructure, they will not be responsible for the future maintenance.
Jordan Patton of Church Street voiced concerns over an increase in traffic.
As a father of two young girls, and expecting another, he said they frequently walk the streets and ride bikes along them.
“We’re not totally naive. We know this is a desirable area, and it’s gonna be developed and, you know, things are gonna change. We bought in the city realizing that, but, you know, it needs to change and it needs to grow in the right way,” Patton said. “I would really just urge and plead with you to totally cut off the access through College Street and not let any traffic come through there.”
He added that he doesn’t see why the shuttle would need to go through the area either.
Wanda Moates of Milam Street said, “We need thoughtful development or we’re gonna lose what’s precious about Blue Ridge. ... It’s gotten too much, too uncontrolled with no vision. You can go anywhere else. You can go to Gatlinburg. You can go to Pigeon Forge. You can see all of those condos. ... that’s not the draw to Blue Ridge. ... We need to keep our identity in Blue Ridge.”
Marion Merrit of College Street said he was opposed until he heard Hastings is willing to compromise.
Lynn Doss of West First Street said, “This area of our city has some special concerns. ... The road as it currently exists is not wide enough for two lanes of traffic. ... There’s no space on College Street to widen the street. ... The edge of that cul-de-sac (on College Street) is a very significant, historic cemetery. There’s no more space on that side of College Street. We can’t touch those graves. ... That area where they’re talking about coming into the City of Blue Ridge is not going to support any addition.”
The City Council is scheduled to hear the plans and the recommendations and vote on the matter Monday, November 30, during a special called meeting.