|
PAGE |
DESCRIPTION |
THUMBNAIL |
| Asheville Downtown
Commercial Complex Redevelopment Plan -- FULL TEXT |
| cover |
Asheville Downtown
Commercial ComplexRedevelopment
Plan
Housing Authority if the City of Asheville
In Cooperation With
City of Asheville, Division of Planning
September 8, 1981 |
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|
table of contents |
ASHEVILLE DOWNTOWN COMMERCIAL COMPLEX
REDEVELOPMENT PLAN TABLE OF CONTENTS
| |
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Page |
| INTRODUCTION |
|
i |
| PART I |
DESCRIPTION OF AREA
A. Boundary
B. Physical Conditions
C. Social and Economic Conditions |
1
3
4 |
| PART II |
LAND USE
A. Existing Land Use
B. Proposed Land Use
C. Land Use Controls |
5
6
7 |
| PART III |
POPULATION DENSITY, LAND COVERAGE, AND BUILDING INTENSITIES
A. Existing
B. Proposed |
9
9 |
| PART IV |
SITE PLAN
A. Description
B. Project Improvements
C. Zoning |
11
11
17 |
| PART V |
FINANCING
A. Estimated Cost
B. Method of Financing |
19
20 |
| PART VI |
ADMINISTRATION
A. Description
B. Project Schedule |
21
22 |
| PART VII |
ACQUISITION, RELOCATION, AND DISPOSITION
A. Acquisition
B. Relocation
C. Disposition |
24
26
27 |
|
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| Appendix list |
APPENDIX A.
Property Acquisition Schedule
B.
Relocation Plan
C.
Property Disposition Schedule
D.
Asheville City Zoning Ordinance No. 322, as Amended
MAPS
NUMBER
1.
Project Area Map
2.
Existing Zoning and Land Use
3.
Property Disposal Map
4.
Physical Improvements
Streets and Storm Drainage
5.A
Physical Improvements - Water
5.B
Physical Improvements - Sanitary Sewer
6.
Site Plan
7.
Land Acquisition |
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| i |
INTRODUCTION This
Renewal Plan represents the completion of extensive research, planning
and coordination of efforts to revitalize a blighted nonresidential area
known locally as the Asheville Downtown Commercial Complex or the North
Lexington Avenue Area. The Plan is part of the City's continuing
planning process to improve living and economic conditions in the City
of Asheville.
Several general plans have been adopted by the City in
the past twenty years which together make up the City's comprehensive
plan. There have been relatively few comprehensive renewal-type plans
developed which include recommendations to completely up-grade a section
of the City. The "Asheville Rehabilitation and Renewal Program and
Neighborhood Analysis" (ARRP) of 1974 was an extremely comprehensive
study developed to identify needs of the City's neighborhoods. The ARRP
Study has served as a turning point in the City's planning program and
changed the planning process from a special study focus to one of a
comprehensive nature involving both public and private interests. This
Renewal Plan is one of several similar type plans which will be
developed for specific areas during the coming years.
The Asheville Downtown Commercial Complex (ADCC) was
once an active, integral part of the central business district supplying
goods and services to the citizens of Asheville, Buncombe County and
Western North Carolina. Years of neglect, deterioration, and functional
obsolescence of many of the buildings in the area have caused the area
to become blighted and have a blighting influence on the central
business district. Complete upgrading costing large sums of money is
necessary to bring the area back into the main stream of the City's life
and economy. This Plan is an effort to accomplish a turn-around in the
status of the area. |
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|
ii |
The Plan calls for selective acquisition, demolition,
and redevelopment to accomplish specific objectives. It is not a total
acquisition project. Citizens and business people have been involved in
the planning process through group and individual meetings. This Plan
therefore, represents the results of a cooperative effort of many local
residents, business people, City of Asheville professional staff, and
the Housing Authority professional staff who are all interested in
improving the City.
Selection of the ADCC was made after careful study of
the needs of the central business district and analysis of improvement
efforts completed in the Civic Redevelopment section of the City.
Efforts are underway also to revitalize the adjoining area to the west
and south by the Asheville Revitalization Commission. The ADCC
Redevelopment Plan will, therefore, augment and support renewal efforts
about to take place in the surrounding area as well as eliminate blight
in a distressed area of the City.
Acknowledgment and certification of existing blight and
certification of the area as a nonresidential redevelopment area has
been made by a Resolution passed by the Planning and Zoning Commission
of the City of Asheville on November 10, 1980. Blighting conditions are
consistent with that required by State Law for Urban Renewal.
The objectives of the Plan are the removal of
structurally substandard buildings, the elimination of blighting
influences, to provide needed public improvements and facilities such as
a parking garage, and to provide land for the orderly development of the
area by public and private developers. |
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| 1 |
PART I
DESCRIPTION OF AREA
A. Boundary
The project is generally located north of Patton Avenue
in the Lexington Avenue area. The southern boundary follows College
Street and Patton Avenue and the northern boundary follows the southern
right-of-way of I-240. The eastern boundary follows Broadway and the
western boundary follows Rankin Avenue and a portion of Haywood Street
and Flint Street. A project area map attached to the plan outlines the
project boundary of this 22.7 ± acre development area.
The boundary
description is as follows:
BEGINNING, at the southeast intersection of Broadway and
College Streets, thence with the eastern right-of-way of Broadway
northward approximately 1,465 feet to intersect with the southern
right-of-way of Interstate Highway 240; thence with said right-of-way
westward for approximately 970 feet to intersect with the eastern
right-of-way of Flint Street; thence with said right-of-way southward
for approximately 30 feet to the intersection of the southern
right-of-way of Hiawassee: thence with said right-of-way eastward for
approximately 510 feet to the intersection of the western right-of-way
of Rankin Avenue; thence with said right-of-way southward for
approximately 760 feet to the intersection of the northern right-of-way
of Walnut Street; thence with said right-of-way westward for
approximately 365 feet to the intersection of the western right-of-way
of Haywood Street; thence with said right-of-way southward for
approximately 450 feet to the intersection of the southern right-of-way
of College Street; thence with said right-of-way eastward for
approximately 270 feet to intersect the eastern property line of
property owned by the |
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|
2 |
Wachovia Bank and Trust Company,
being more specifically noted as Lot 58, on Sheet 1 of Ward 3 as shown
on a map on file in the office of the Buncombe County Board of Tax
Supervision; thence southward on said property line for approximately
170 feet to intersect the southern right-of-way of Patton Avenue; thence
with said right-of-way eastward for approximately 255 feet to intersect
the eastern right-of-way of Lexington Avenue; thence with said
right-of-way northward for approximately 170 feet to intersect the
southern right-of-way of College Street; thence with said right-of-way
eastward on College Street for approximately 265 feet to the point of
BEGINNING. The project boundary and building conditions are shown on
the Project Area Map identified as Map No. 1, attached and made a part
of this Redevelopment Plan. |
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| 3 |
B. Physical Conditions
The general topography of the area drops from an elevation of
approximately 2,207 feet in the southern portion of the project area to
an elevation of 2,135 feet along the right-of-way of I-240. The eastern
and western boundary of the project have an elevation of approximately
2,210 feet sloping to an elevation of approximately 2,175 feet on
Lexington Avenue. The project area slopes downward from south to north
approximately 72 feets [sic]. The east and west boundarys [sic] form the upper sides
of a valley with grade differences of 20 to 35 feet on Lexington Avenue.
Lexington Avenue carries the storm water runoff for the entire
project area which is carried through the City's storm drainage system
that is to be upgraded under this plan.
The urban soil which makes up the majority of the soil in the project
area is sometimes referred to as man-made soil. Soils in and around the
City core are given this classification because it has been disturbed by
man through grading and fill in order to obtain level streets and sites
for general downtown structures. Due to these disturbances any further
description of this soil would require an on-site analysis. This soil
will support urban development
The bedrock located in this area is composed primarily of gneiss,
fine-to-course micaceous sandy silts derived from chemical decomposition
of the underlying bedrock. The area is generally a zone of transition
between soil and bedrock which is termed partially weathered rock. The
consistency is firm to dense.
The condition of the buildings and other structures located within
the project area are shown on the Project Area Map identified as Map No.
1, attached and made a part of this Redevelopment Plan. |
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| 4 |
C. Social and Economic
Conditions The project area is composed primarily of commercial
development. There are some residential units in the area but they are
few and generally occupy upper floors above and are incidental to the
commercial development. The commercial users are primarily tenants and
include retail stores, furniture stores (new and used), restaurants and
taverns, service oriented facilities (major and minor), wholesale
distribution, day rental space for rummage sales, a curb market, a
motel, parking lots and some professional offices. The project is
included in the central business district and to some extent is
supportive of the district and its regional market attractions. Many of
the businesses are operating in deteriorating structures and their
economic stability is questionable in some cases.
|
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| 5 |
PART II LAND USE
A. Existing Land Use
The project area contains 139 tax lots with a total project area of
22.7 + acres. There are 84 parcels of land that have been
identified by the Housing Authority as being contiguous tax lots under
one ownership. Many of the parcels are relatively small averaging less
than 5,000 square feet, with numerous party walls. Commercial land use
occupies fifty-four percent (54%) of the project area with varied
commercial establishments. Residential, including transient housing use
occupies four percent (4%) of the area, and forty-two percent (42%) of
the area is being used for public and semi-public as streets, alleys,
and City leased off-street parking. The Existing Zoning and Land Use Map
identified as Map No. 2, attached and made a part of this Redevelopment
Plan shows the project boundary, zoning and the existing land uses.
The following chart summarizes existing land use by acres:
EXISTING LAND USE (ACRES)
| Commercial |
12.3 |
| Residential (including transient housing) |
.9 |
| Public/Semi-Public (City Leased Parking) |
.9 |
| Dedicated Streets and Alleys |
8.6 |
| Total Area |
22.7
Acres |
A recent survey indicated that structures in the project range from
single-story with no basement to one five-story building with a basement
and a sub-basement. Fifty percent (50%) of all space available was
occupied for commercial retail use, twenty-two percent (22%) was being
used for storage associated with commercial retail use, and twenty-eight
percent (28%) was vacant. The businesses in the area vary in size,
operation and |
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6 |
types of ownership. It is hereby
noted that additions and deletions to the number of businesses in the
area are occurring somewhat frequently. B. Proposed Land Use
The predominate land use proposed for the project will be commercial
development. The commercial developments proposed will support the
adjacent areas of the central business district and further its role as
a major regional shopping area stimulating the revitalization of the
downtown area. A property Disposal Map identified as Map No. 3 is
attached and made a part of this Redevelopment Plan.
The major commercial development on Disposal Parcel No. 1 will
include three major department stores containing a total of
approximately 330,000 square feet, mall shops containing approximately
250,000 square feet, a fast food center containing approximately 13,000
square feet and a 300-room hotel. A multi-level parking garage with
space for approximately 2,400 vehicles is proposed for Disposal Parcel
No. 2. Disposal Parcel No. 3 is designated for commercial use in
accordance with the controls in the plan.
Right-of-way will be provided for the widening of Broadway, Haywood
Street, and Rankin Avenue. Public access and utility easements and open
spaces will be provided.
Several properties within the project area have been designated as
"Not-to-be Acquired" at this time. These properties include the
Interstate Motel on Hiawassee Street, the old farmers market on
Lexington Avenue, and the properties between Patton Avenue and College
Street. Rehabilitation of these properties will be encouraged as the
City Building Code and the controls contained in this plan will apply to
all properties improved and vacant, within the project boundaries. |
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| 7 |
The following chart summarizes the
proposed land uses by acres: Proposed Land Uses
(Acres)
Commercial
10.5
Public: Parking
2.9
Streets to Remain
5.9
Streets and
Easements to be
1.0
dedicated
Not-to-Be Acquired
2.4
Property
Total
22.7 Acres
C. Land Use Controls
Existing City and Housing Authority controls will be applied
throughout the project. These controls include, but are not limited to
the Asheville City Zoning Ordinance No. 322 as amended, identified as
Appendix D attached and made a part of this Redevelopment Plan, Group
Development, Subdivision, Building Codes and other applicable
regulations.
Continuing covenants restricting land uses set forth in Part II,
Subpart B of this plan and requiring compliance with the Land Use
Controls set forth in this Subpart C will be imposed on redevelopers of
disposal parcels.
The policy of the Housing Authority shall be to create and maintain
harmony of architecture and quality in design. To implement this policy,
all preliminary drawings for buildings, structures, parking areas, and
landscaping shall be submitted to the Housing Authority. The Housing
Authority shall base its approval or disapproval of the conformity of
the proposed development with the restrictive covenants of the plan and
applicable City Ordinances. A Design Review Board will be established by
the Housing Authority to review each redeveloper's plans and to advise
the Housing Authority in such matters as: |
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| 8 |
1. Adequacy of Off-Street Parking
2. Adequacy of Off-Street Loading
3. Provisions for Open Spaces
4. Appropriate Land Densities
5. Landscaping
6. Provisions for Aesthetic Objects
7. Group Developments
8. Harmony of Design
9. Quality of Design
10. Other Provisions of the Redevelopment PlanThe Design Review Board
will consist of the Executive Director of the Housing Authority of the
City of Asheville, the Director of Planning of the City of Asheville,
the Chairman of the Planning and Zoning Commission of the City of
Asheville, and two architects to be appointed by the Housing Authority.
The Design Review Board will also review the redeveloper's final plans
to ascertain their conformity with the preliminary plans. The Design
Review Board shall consider each redeveloper's proposals as
expeditiously as possible in order to avoid delay in construction of
improvements. The Board's recommendations shall be brought before the
Housing Authority by the Director of the Authority and if no action is
taken within thirty (30) days, the recommendation of the Review Board
will be presumed to be endorsed and sustained by the Housing Authority. |
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| 9 |
PART III POPULATION
DENSITY AND DEVELOPMENT INTENSITY
A. Existing
The existing density is extremely low in terms of residential
occupancy. It presently consists of one motel containing fifty-three
(53) rooms and fourteen (14) apartment units located primarily in upper
floors of commercial buildings.
Commercial development within the area is highly intense with many
small buildings as is typical with older central business districts.
There is little open space, limited off-street parking facilities and a
high incidence of party walls. Some open space exists in the rear of
buildings and along dedicated alleys which are used primarily for
temporary storage, loading and unloading, and for trash recepticles
[sic]. The
majority of the off-street parking spaces in the area are leased by the
City and are considered as public facilities.
B. Proposed
The existing motel is designated as "Not-to-be Acquired" and will
remain. A multi-story hotel containing 300 rooms and appropriate service
related facilities is proposed. No permanent residences are proposed at
this time.
The population densities, land coverage and building intensities will
conform to the Commercial Regional District of the City Zoning
Ordinance. Three major department stores, mall shops and a fast food
center are proposed for Disposal Parcel No. 1. A parking garage is
proposed for Disposal Parcel No. 2 which will hold approximately 2,400
automobiles. Disposal Parcel No. 3 is designated for commercial
redevelopment in accordance with the controls of the plan. Public access
easements are proposed and will, along with designated open spaces, be
appropriately landscaped and furnished. |
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| 10 |
Off-street loading facilities and
areas for refuse collection will be provided by the developers in areas
separated from common areas. |
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| 11 |
PART IV SITE
PLAN
A. Description
The project consists of renewal type activities including land
acquisition and relocation (See Part VII), demolition, street, sidewalk,
water, sanitary sewer, storm water and utility improvements. Project
Improvement Maps identified as Map No. 4 and Map. No. 5A and 5B,
attached and made a part of this Redevelopment Plan.
The new construction discussed in Part II, B. of this report is a
major component of this project and is shown on the Site Plan identified
as Map No. 6 which is attached and made a part of this Redevelopment
Plan.
B. Project Improvements
Off-Site Improvements:
1. Signalization
Modification of the traffic routing due to the proposed development
shall require additional traffic signalization in the downtown area.
With Lexington Avenue being closed, Broadway will handle additional
traffic, both patrons and employees, of the development and normal North
Asheville Downtown traffic. In addition, with the rerouting of the
off/on I-240 traffic to Woodfin Street (See P. 4 below), the Woodfin
Street-Broadway Intersection increases in congestion. As a net result,
the impacted intersection requiring signalization upgrading are:
-Woodfin Street/Broadway
-College Street/Broadway
-College Street/Haywood Street
-Woodfin Street/I-240 Access/Exit Ramps |
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The City has proposed to
computerize thirty-one (31) key downtown intersections together for more
efficient traffic movement. The signalization of these four
intersections are proposed to be tied to this computerized network.
Estimated cost for hardware, installation and tie-in to the overall
system is $12,500.00 each or $50,000.00 for the four intersections.
Specific signalized hardware shall be designed in the engineering phase
of the development. 2. Broadway Street Widening
With increased street traffic along Broadway and two major access
points to the proposed parking garage adjacent to Broadway, traveling,
stopping and turning traffic congestion becomes a major problem. The
solution lies in two steps:
-Widen Broadway to five (5) lanes -Eliminate on-street parking
The proposed five lane widening would extend from I-240 South to Pack
Square. The typical street width would contain two northbound lanes
(each 12 feet wide), two southbound lanes (each 12 feet wide) and one
center turning lane for left turning traffic. Improvements would
include:
-All widening extended on the west side
-New curb and gutters
-A new drainage system
-A new sidewalk (both sides)
-Resurfacing the street and stripping
The total estimated cost (including drainage) is estimated at
$165,000.00.
3. Rankin Avenue Widening
Rankin Avenue under the proposed development scheme, becomes the
major service access to the development on the west side. In |
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addition, it shall continue to
function as the major access/exit to the municipal parking garage. As a
result, the street shall require widening to accommodate traveling and
turning traffic. The proposal includes improving the street to three
lanes from Walnut Street north to Hiawassee Street. Specific
improvements include: -All widening extended on the east side
-Two 12 foot travel lanes and one center 12 foot turning lane
-New curbs and gutter
-A new drainage system
-Resurfacing the street and stripping
-A new sidewalk (both sides)
The total estimated cost (excluding drainage) is estimated at
$146,000.00.
4. Modification of I-240 Interchanges
The existing "cross-over" access/exit I-240 ramp system connecting Woodfin Street and Broadway to
I-240 east, is considered a very
hazardous situation. With the proposed development and its major vehicle
access from Broadway opposite the Woodfin Street intersection coupled
with Broadway being a heavier traveled street, the consensus of planning
is to correct the "cross-over" ramp system. Specific improvements
include but are not limited to the following:
-Abandonment of the Broadway access ramp and exit ramp to I-240
eastbound
-Improvement to the Woodfin Street access and exit ramps to I-240
eastbound with controlled signalization at Woodfin Street
With the combination of the Broadway widening, I-240 interchange
modification and proper signalization, traffic will have less congestion
and safer movement. The total estimated cost of the I-240 modification
is $300,000.00. Engineering design work would be approved by the North
Carolina Department of Transportation prior to actual construction of
the I-240 interchange modification |
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| 14 |
5. Draingage [sic] Existing
drainage conditions are considered inadequate because of insufficient
street catch basins, undersized pipes, unknown (and unmapped) location
of drainage pipes, and little-to-no manhole access points. The existing
system as best as can be determined, basically flows in pipes in streets
adjoining the development towards a large storm drain located in
Lexington Avenue. This drain flows north and generally serves the entire
surrounding area. A proposed drainage system has been designed based
upon the concept that none of the existing drainage is salvageable.
The existing Lexington Avenue main drain shall be removed and
replaced with a reinforced concrete drain with several maintenance
access points, for surrounding street drainage. They are located at
College Street and Woodfin Street. The basic proposed system consists
of:
-College Street - Installation of six (6) catch basins draining
into Lexington Avenue
-Broadway - Installation of eight (8) catch basins draining north
into Woodfin Street.
-Haywood Street - Installation of two (2) catch basins draining
into College Street
-Rankin Avenue - Installation of eight (8) catch basins draining
east into the Lexington Avenue drain
-Woodfin Street - Installation of several catch basins and 36" pipe
carrying the drainage into the Lexington Avenue drain
-Lexington Avenue to I-240 - Installation of a 48" storm drain
connected to the existing drain at the I-240 overpass
As part of desired perpetual access to the proposed Lexington Avenue
drain under the development, an easement shall be reserved. The total
estimated cost (excepting the drain under the development itself) is
$120,000.00. |
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| 15 |
6. Water The project site is
surrounded with major supply and distribution lines such as the existing
16" line in College Street and 12" line in Broadway. Replacement of
smaller service lines (6" and 4") in the area is scheduled to supply
increased fire and domestic demand resulting from the development. A
major new 16" line shall be installed to the project area to meet these
demands. The total estimated cost is $148,000.00. After the installation
of this new line, service taps off of Broadway, College, Haywood and
Rankin shall be installed to meet the developments demand.
7. Sewer
The existing sewer system quite naturally flows following the
existing topography. Lines along Broadway and Rankin flow to Lexington.
Lines in College, Haywood and Rankin flow to Lexington. A trunk line in
Lexington flows north and continues under the I-240 overpass.
Improvement schedule calls for abandoning the existing Lexington Avenue
sewer between College and Woodfin Streets and rerouting the Haywood,
Rankin and Broadway lines around the site to the intersection of
Lexington/Woodfin intersection. From this point, the Lexington Avenue
sewer shall be replaced to the expressway with a 10" line. Total costs
for these improvements are estimated at $183,000.00.
8. Electrical
Exact electrical demand is not available until occupancy usage is
known. However, Carolina Power and Light Company has confirmed that
existing power available at the adjacent substation is sufficient based
upon typical demands from developments of this |
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| 16 |
type. Plans call for abandonment
and removal of all existing distribution lines in the project area, and
installation of underground service to the proposed development. An
estimate for the underground distribution feeders is $200,000.00. 9.
Telephone
Several existing distribution cables now pass through the project
area. These in addition to local service cables shall be removed. Major
rerouting is required and additional conduit installed from the main
exchange shall be necessary. Costs for this work are estimated at
$350,000.00.
10. Gas
Gas service, according to the Public Service Gas Company, is
available to the site from the existing system in surrounding streets.
Work necessary to provide adequate service includes abandonment of the
existing distribution in the project site and relocation (betterment of
the system in adjacent streets). An estimate for this work is
$100,000.00.
11. Sidewalks
Sidewalks will be improved as shown on Map No. 4.
On-Site Utilities
1. Drainage
On-site drainage shall be collected and discharged into the main
storm drain scheduled for installation in a location where present
Lexington Avenue exists. Roof drains, parking lots, streets and sidewalk
drainage routes, pipe sizes and material are to be designed within the
confines of each development structure. |
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| 17 |
The main drain will be installed
in a dedicated easement with sufficient manhole access points and shall
be discharged into a new storm drain at the Lexington Avenue/Woodfin
Street intersection. Estimated costs of this main storm drain only are
$47,000.00. 2. Sewer
All existing on-site sewers are to be abandoned and a new system
installed. The main collector will parallel the above described storm
drain, with branches serving designed structures as required. The
discharge shall be into the proposed new 10" off-site sewer located in
Lexington Avenue north of the site. Estimated cost of this sewer system
is $45,000.00.
3. Water
An internal water distribution system is planned sufficient to serve
both domestic and fire needs. Service connections with meters shall be
made from adjacent streets to the development. Internal loop systems are
anticipated to assure equal pressure and sufficient quantity is
available in all areas of the development. Specific engineering design
of the system shall be approved by the City of Asheville and meet all
pertinent fire insurance regulations. The on-site distribution system is
estimated to cost $95,000.00.
4. Utility Lines
All overhead utility lines will be installed underground with street
lights and traffic signals adapted for underground wiring.
C. Zoning
The existing zoning in the project area is Commercial Regional
District. The Commercial Regional District was established to serve
commercial retail shopping, financial services, cultural, business and
professional services and the needs of a regional market area. The
development standards favor a compact business area serving a walking
client. The Redevelopment Plan will not change the existing zoning but
will provide off-street parking
|
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18 |
proximate to the proposed
developments to inhance [sic] and stimulate the uses specified in the
Commercial Regional District. |
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| 19 |
PART V
FINANCING
A. Estimated
Cost
The estimated cost for completion of the project can be broken down
into two major categories: public cost and private cost. Public cost
includes the typical improvements paid for with public funds such as
land acquisition, relocation, demolition and site clearance, public
works and facilities, and service improvements. Private cost includes
those typical improvements paid for with private funds such as the
construction of new commercial buildings. The project cannot logically
be considered complete until both public facilities and private
facilities are completed. Also, in order to obtain an Urban Development
Action Grant from the Department of Housing and Urban Development, firm
commitments of private funds are required.
The cost of the redevelopment project is estimated to be
$16,154,000.00. The total cost of the project is estimated to be
$117,592,000.00, which includes $23,300,000.00 of inflation and
contingency allowances for project completion. A breakdown of the
project cost is contained in the following chart:
PROJECT COST
| Housing Authority Cost |
|
|
| Land Acquisition |
$ 9,310,878.00 |
|
| Relocation |
2,794,182.00 |
|
| Clearance and Demolition |
1,630,940.00 |
|
| Off-Site Improvements |
2,197,000.00 |
|
| On-Site Utilities |
221,000.00 |
$ 16,154,000.00 |
| |
|
|
| City Cost |
|
|
| Parking Garage |
15,771,000.00 |
15,771,000.00 |
| |
|
|
| Private Cost |
|
|
| Mall Shops |
23,632,000.00 |
|
| Fast Food Center |
1,513,000.00 |
|
| Department Stores |
21,944,000.00 |
|
| Mall and Service |
7,643,000.00 |
|
| Soft Costs |
8,610,000.00 |
|
| Hotel |
22,325,000.00 |
85,667,000.00 |
| |
|
|
| TOTAL PROJECT COST |
|
$117,592,000.00 |
|
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| 20 |
B. Method of Financing
Financing for the project will come from several federal and local
governmental sources along with private sources. The primary federal
funding source is the Urban Development Action Grant Program (UDAG)
administered by the Department of Housing and Urban Development (HUD).
The UDAG Program contains limited funds and competition for these funds
is intense. The City of Asheville meets the eligibility formula
established by HUD to apply for funds through UDAG. An application for
an Urban Development Action Grant will be submitted by the City of
Asheville. Other possible federal funding sources for this project are
the Economic Development Administration (EDA) and the Appalachian
Regional Commission (ARC). Application for funding through these sources
will be prepared and submitted. Funding from the State of North Carolina
will also be sought.
The City of Asheville intends to issue General Obligation Bonds in an
amount not to exceed $40,000,000.00 for the redevelopment project and
the construction of a parking garage subject to the approval of the
citizens of the City of Asheville in a referendum on the Bond Issue. The
bonds are to be repaid from lease income from the project.
Private funding sources include developer's equity, Mall Tenant
investment, Fast Food Center investment, Department Store investment,
and Hotel Owner-Operator investment.
The table below contains a breakdown of expected funding sources:
Proposed Funding
| General Obligation Bonds (City of Asheville) |
$ 40,000,000.00 |
| Urban Development Action Grant |
15,000,000.00 |
| Other Grants (EDA) (ARC) (State of North Carolina) |
5,480,000.00 |
| Retail Mall Investment |
21,227,000.00 |
| Department Store Investment |
13,510,000.00 |
| Hotel Owner-Operator Investment |
22,325,000.00 |
| |
|
| Total Funding Sources |
$117,592,000.00 |
The City of Asheville will provide funds from the bond issue to the
Housing Authority for implementation of the plan. |
 |
|
21 |
PART VI
ADMINISTRATION
A. Description
Administration of the project will be carried out by the Housing
Authority of the City of Asheville acting in its capacity as a
Redevelopment Commission. The Housing Authority has had extensive
experience in administering renewal type projects, having completed the
Civic Redevelopment Project, NC R-13, the East Riverside Redevelopment
Project, NC R-48 and acting as the City's agent in the execution and
implementation of the East End/Valley Street Community Development
Program. The administration will be carried out through a contract by
and between the Housing Authority and the City. Appropriate professional
services required to implement the plan will be provided on a contract
basis. Coordination and liaison between the Housing Authority and the
City will be conducted by the City Manager or his designated
representative.
The Housing Authority, in administering the project, will comply with
Federal and state laws and regulations, including, but not limited to
the Uniform Relocation Assistance and Real Property Acquisition Policies
Act of 1970, the North Carolina Urban Renewal Law and the Housing and
Community Development Act of 1977 as amended.
The Housing Authority will follow related local, state and/or Federal
policies in contracting for services, materials, and construction
activities necessary to complete the project in a timely manner.
Budget items included in this plan are the same as that to be
included in the UDAG application which the City will submit to the
Federal Government, and in applications to be submitted to other
appropriate funding sources. |
 |
| 22 |
The Housing Authority will follow
the budget breakdown and notify the City as early as possible of any
anticipated deviation from the budget line items. B. Project
Schedule
A proposed project schedule has been prepared and the Housing
Authority will follow this schedule as close as practical for those
activities for which it will have responsibility. The schedule below is
the same as that to be included in all applications for funds.
PROJECT ACTIVITY SCHEDULE
| Activity |
Starting Date |
Completion Date |
| 1. City - Resolution of Intent to Issue
Bonds |
August 27, 1981 |
|
2. Housing Authority - Public Hearing on
Redevelopment Plan |
September 8, 1981 |
|
| 3. Planning and Zoning Review of
Redevelopment Plan |
September 9, 1981 |
|
| 4. City - Public Hearing on Bond Issue |
September 17, 1981 |
|
| 5. City - Public Hearing on Redevelopment
Plan |
October 1, 1981 |
|
| 6. Public Referendum on Bond Issue |
November 3, 1981 |
|
| 7. City - Submission of UDAG Application
|
January, 1982 |
|
| 8. Submission of Draft Environmental Impact
Statement |
June, 1982 |
|
| 9. Housing Authority - Acquisition and
Relocation |
August, 1982 |
July, 1983 |
| 10. Housing Authority - Demolition, On and
Off-Site Improvements |
December, 1982 |
October, 1983 |
| 11. Mall Construction |
October, 1983 |
September, 1985 |
| 12. Parking Structure Construction |
October, 1983 |
September, 1985 |
| 13. Mall Tenants Construction |
December, 1984 |
January, 1986 |
|
 |
|
23 |
Deviations from the above schedule
may be necessary if unusual problems occur. The project must, however,
be carried out in a timely fashion and extension beyond the schedule
will be approved by the City. |
 |
| 24 |
PART VII
ACQUISITION,
RELOCATION AND DISPOSITION
Acquisition and relocation will be
administered by the Housing Authority according to state and Federal
laws and regulations including, but not limited to the Uniform
Relocation Assistance and Real Property Acquisition Policies Act of
1970. A Land Acquisition Map identified as Map No. 7, a Property
Acquisition Schedule identified as Appendix A, and a Relocation
Plan identified as Appendix B are attached to, and made a part of
this Redevelopment Plan.
A. Acquisition
The Redevelopment Plan provides for the acquisition of seventy-four
(74) parcels within the project.
The basic real property acquisition policy of the Housing Authority
is as follows:
1. Make every reasonable effort to acquire real property
expeditiously through negotiated agreements.
2. Pay just compensation for all property interests acquired and
conduct its acquisition activities in a manner that minimizes hardships
to owners and tenants.
3. Assure consistent treatment to all owners and tenants.
4. Minimize litigation in the acquisition of real property.
Just compensation established by the Housing Authority will not be
less than the approved appraisal of the property to be acquired based on
appraisal and review of fair market value reported by at least two
competent professional appraisers acting independently. The owner or his
designated representative will be given the opportunity to accompany
each appraiser and the reviewer during his inspection of the property
with the desire that all facts be known which will result in intelligent
and fair appraisals. As soon as possible after the determination of just |
 |
| 25 |
compensation is made, the Housing
Authority will submit to the owner in writing an offer to acquire the
property for the full amount so established together with a summary of
the basis of such amount. If upon receipt of the offer of just
compensation, the property owner feels the offer does not represent the
true value of his property, he may refuse to accept it, and request an
adjustment if he can provide evidence concerning value that warrants a
change in the original determination of just compensation.
In the event a voluntary agreement cannot be reached, the Housing
Authority will institute condemnation proceedings as soon as possible.
When property is condemned, a fee for the property owners's attorney and
a fee for any expert witness the property owner uses will be set by the
Clerk of Superior Court or the Superior Court Judge hearing the case.
The Housing Authority will not pay for appraisals made for the property
owner.
If the owner desires to retain any fixtures or other improvements
scheduled for acquisition by the Housing Authority, the owner should so
advise the Housing Authority as soon as possible to provide for a
suitable adjustment.
The property owner will not be required to pay any settlement cost
other than his (pro-rata) share of the taxes and all outstanding loans
and liens on the property. The negotiator will discuss the settlement of
outstanding loans and liens if applicable with the owner when the offer
is made.
A member of the relocation staff will accompany the negotiator or
follow as soon as possible to provide the owner and or his tenant with
information covering relocation advisory assistance, services and
payments for which they may be eligible. |
 |
| 26 |
B. Relocation There are
fourteen (14) residential units in the project site and one hundred
twenty-five (125) businesses. These businesses vary in size, operation,
types of ownership and complexity for relocation. The Relocation Plan
identified as Appendix B, attached and made a part of the
Redevelopment Plan, sets forth the Housing Authority's Relocation Policy
and contains a list of the businesses in the project area. Displacees
will be accorded the full benefit of the assistance permitted under the
Uniform Relocation Assistance and Real Property Acquisition Policies Act
of 1970.
Since the major portion of displacement will involve businesses, a
great deal of consideration has been given to the problem of locating
relocation resources. A study has been completed of the Central Business
District to identify vacant buildings suitable as relocation resources.
Some of the vacant structures that appear to be good resources have
owners with plans for use of the space. In some of the structures, the
physical conditions would require extensive rebuilding which would be
far beyond a typical tenant's financial resources. In these cases, the
risk and expense of remodeling can only be taken by an owner-occupant.
Twenty-one (21) vacant spaces having approximately 112,750 square
feet gross area on the main rentable floor have been identified. The
services of local real estate agencies will be utilized to the maximum
extent possible to locate and identify other relocation resources as
they become available. There is approximately 18,000 square feet of
first floor space that is marginally rented for storage. This storage
could be moved to the many vacant upper stories and basements if
sufficient demand is made for the lower floors. |
 |
|
27 |
Many of the businesses that would
be displaced by the Project are of the light manufacturing, wholesale
distribution or service variety that do not necessarily require a
Central Business District location. Space appears to be available for
these businesses in areas of concentration of similar type businesses.
The decision of a replacement location will be made by the owner or
owners of a displaced business. The Housing Authority relocation staff
will advise and assist these businesses in any way, and to the extent
the owners will allow.
C. Disposition
The disposition of property acquired under the Redevelopment Plan
will be administered by the Housing Authority according to state and
Federal laws and regulations. A Property Disposition Schedule identified
as Appendix C is attached and made a part of this Redevelopment
Plan. Reference is also made to Map No. 3, Property Disposal Map. |
 |
| Appendix |
APPENDIX |
 |
| A-1 |
APPENDIX A
PROPERTY ACQUISITION SCHEDULE
| BLOCK/PARCEL |
OWNER |
AREA SQ. FT. |
TAX VALUE |
| 1 |
No Acquisition in Block 1 |
|
|
| 2/1 |
Sequrnia West |
1,603 |
$ 3,185 |
| 2 |
Frank Haggar |
2,042 |
13,155 |
| 3 |
James C. Maynard, Jr., et ux |
2,041 |
7,420 |
| 4 |
Harold A. Talbert |
2,342 |
11,610 |
| 5 |
J. Murphy Burleson, et ux |
2,655 |
8,215 |
| 6 |
Joe C. Buckner, et ux |
2,670 |
22,330 |
| 7 |
Helen McDaris |
1,517 |
2,010 |
| 8 |
Vaughn C. Payne |
1,376 |
4,470 |
| 9 |
Robert R. Garrett |
5,200 |
7,225 |
| 10 |
Helen McDaris |
3,553 |
4,975 |
| 11 |
Sammy R. Young, et ux |
4,407 |
12,280 |
| 12 |
William J. Ference, et al |
3,440 |
14,005 |
| 13 |
Sammy Young, Jr., et ux |
4,509 |
21,245 |
| 14 |
Charles G. Lee, et al |
2,164 |
6,710 |
| 15 |
James D. Morehead, et ux |
4,693 |
27,435 |
| 16 |
Stassa Ferikes, et als |
3,694 |
11,125 |
| 17 |
W. R. Johnson, Jr., et ux |
1,288 |
5,730 |
| |
|
(49,194) |
($183,125) |
| 3/1 |
John A. Nichols, et al |
6,203 |
38,135 |
| 2 |
Ray F. Caudle, et ux |
4,812 |
24,295 |
| 3 |
Leon D. Rocamora, et al |
26,772 |
103,655 |
| 4 |
A. J. Richa |
6,138 |
33,445 |
| 5 |
James Howard Collins |
3,856 |
24,745 |
| 6 |
Carlton Cameron |
1,944 |
13,400 |
| 7 |
John L. Lantzius |
1,260 |
9,145 |
| 8 |
Howard Collins |
1,421 |
12,875 |
| 9 |
John L. Lantzius, et al |
41,035 |
151,550 |
| 10 |
George M. Tisdale, et al |
3,215 |
17,195 |
| 11 |
Barbeque Inn, Inc. |
2,980 |
14,600 |
| 12 |
Mildred S. First |
4,023 |
10,260 |
| 13 |
David Dennison, et al |
1,638 |
7,540 |
| 14 |
James Gudger, et ux |
1,882 |
8,395 |
| 15 |
Jim Gudger, et ux |
1,714 |
8,695 |
| 16 |
John A. Nichols, et al |
2,648 |
9,560 |
| 17 |
Jim Gudger, et ux |
3,888 |
12,855 |
| 18-19 |
Thurman G. Baird |
2,592 |
8,240 |
| 20 |
Scott K. Trees |
3,715 |
13,690 |
| |
|
(121,736) |
($522,275) |
|
 |
| A-2 |
| 4/1 |
John Lantzius |
23,728 |
$ 78,465 |
| 2 |
James Ray Long, et ux |
2,804 |
36,835 |
| 3 |
Sluder Furniture Co. |
2,750 |
22,035 |
| 4 |
James Ray Long, et ux |
2,750 |
13,855 |
| 5 |
Fred Hodgens |
2,808 |
23,365 |
| 6 |
Paradise Restraurant, Inc. |
2,596 |
22,335 |
| 7 |
Dawn H. Lantzius |
10,829 |
114,485 |
| 8 |
Stassa Ferikes, et al |
4,945 |
23,585 |
| 9 |
Jack Shulman |
2,781 |
15,245 |
| 10 |
Northwestern Bank of Black Mountain, N.C., Trustee |
8,226 |
27,200 |
| 11 |
Richard D. Trammell, et ux |
1,332 |
11,985 |
| 12 |
Pearl O'Donnell |
1,839 |
9,950 |
| 13 |
Rose Levin |
3,647 |
18,860 |
| |
|
(71,035) |
($418,020) |
| 5 |
No Acquisition in Block 5 |
|
|
| |
|
|
|
| 6/1 |
Grace Johnson heirs |
7,263 |
$ 14,220 |
| 2 |
Asheville Laundry, Inc. |
8,202 |
17,790 |
| 3 |
Alma S. Reeves, et al |
12,765 |
49,080 |
| 4 |
Wachovia Bank and Marion Johnson, Trustees |
4,586 |
160,110 |
| 5 |
H. Redwood & Co. |
5,564 |
155,750 |
| 6 |
George M. Stevens estate |
9,704 |
293,165 |
| 7 |
Julius C. Martin estate |
8,500 |
159,240 |
| 8 |
Jerome Hill IV, et al |
21,258 |
600,900 |
| 9 |
Virginia W. York |
11,200 |
19,565 |
| |
|
(89,042) |
($1,469,820) |
| 7/1 |
Herbert L. Heidt |
5,824 |
$ 33,075 |
| 2 |
Louis G. Millin |
7,806 |
48,900 |
| 3 |
Daniels Business Services, Inc. |
16,307 |
158,820 |
| 4 |
Tops for Shoes, Inc. |
8,257 |
44,490 |
| 5 |
Mae L. O'Donnel, et al |
9,069 |
49,860 |
| 6 |
Robert Pulleyn, et ux |
3,936 |
43,525 |
| |
|
(51,199) |
($378,670) |
| 8/1 |
M. Vernon Hensley, et ux |
2,996 |
$ 13,585 |
| 2 |
Cecil Ray Trantham, et ux |
1,300 |
7,215 |
| 3 |
P. W. Reid, et ux |
2,580 |
9,900 |
| 4 |
John L. Lantzius |
6,312 |
11,050 |
| 5 |
Ellen H. Resnikoff |
5,179 |
19,030 |
| 6 |
John L. Lantzius |
4,030 |
7,465 |
| 7 |
Nathaniel B. Cole |
28,301 |
137,620 |
| 8 |
J. Alfred Miller, et ux |
27,,868 |
36,765 |
| 9 |
Hubbard H. Miles |
7,900 |
12,125 |
| |
|
(86,466) |
($254,755) |
|
 |
| A-3 |
TYPICAL ACQUISITION PROCESS UNDER THE UNIFORM ACT |
 |
| B-1 |
APPENDIX B
RELOCATION PLAN FOR
THE ASHEVILLE DOWNTOWN COMMERCIAL COMPLEX
A. Description of Characteristics of Business to be Displaced:
Owner Occupied:
32 |
|
Tenant Occupied:
93 |
Negro/Black:
3 |
Oriental:
2 |
White Non-Minority:
120 |
Total Businesses:
125 |
|
Nonprofit Organizations:
2 |
There is also one (1) motel with 53 rooms, two (2) apartment
buildings with twelve (12) one bedroom units.
Work Force of:
487 |
 |
| B-2 |
RELOCATION POLICY STATEMENT
The Housing Authority of the City of Asheville was designated as the
Central Relocation Agency for the City of Asheville in October, 1971. It
was established under the guidelines of the Uniform Relocation
Assistance and Real Property Acquisition Policies Act of 1970. As the
CRA, the Housing Authority administers and/or coordinates all relocation
activities resulting from displacements due to federally funded programs
of the City of Asheville.
The purpose of the Housing Authority's Relocation Policy is to assure
compliance with the Uniform Relocation Assistance and Real Property
Acquisition Policies Act of 1970 and its objective is to insure that
persons displaced as a result of federally funded projects are treated
fairly, consistently, and equitably so that such persons will not suffer
disproportionate injuries as a result of projects designed for the
benefit of the public as a whole.
In the furtherance of said purpose and objective the following
policies are set forth:
GENERAL PROCEDURE
All Relocation activities resulting from projects funded by the
Department of Housing and Urban Development will be conducted as
prescribed in HUD Handbook 1376.1, Relocation and Real Property
Acquisition. In the case of Projects funded by Federal departments other
than the Department of Housing and Urban Development the appropriate
handbook provided by such other department will be utilized.
NOTICE OF DISPLACEMENT
The Housing Authority will issue a written notice of displacement to
each person to be displaced. The notice will be issued not later than
thirty (30) days after the initiation of negotiations and will be
effective on the date of the initiation of negotiations. The notice will
include a copy of the applicable HUD information brochure (s),
"Relocation Assistance to Displaced Homeowners," "Relocation Assistance
to Displaced Tenants," or "Relocation Assistance to Displaced Budinesses,
[sic]
Farms, and Nonprofit Organizations."
RELOCATION ASSISTANCE ADVISORY SERVICES
The Housing Authority will carry out a relocation assistance advisory
program which satisfies the requirements of Title VI of the Civil Rights
Act of 1964 (42 U.S.C. 2000d et seq.), Title VIII of the Civil Rights
Act of 1968 (42 U.S.C. 2601 et seq.), and Executive Order 11063 (27 FR
11527). |
 |
| B-3 |
The advisory program will include
such measures, facilities, and services as may be necessary or
appropriate in order to: (1) Personally interview each person to be
displaced, determine his relocation needs and preferences, and explain
to him the relocation payments and other assistance for which he may be eligible, the related eligibility requirements, and the procedures
for obtaining such payments and assistance;
(2) Provide current and continuing information on the availability,
purchase prices, and rental costs of comparable replacement dwellings
and comparable commercial and farm properties and locations, as the case
may be. If any referral is made to a decent, safe, and sanitary dwelling which is not a comparable
replacement dwelling or to a comparable replacement dwelling for which
the cost may exceed that to be used as the upper limit for establishing
a replacement housing payment, the Housing Authority will inform the
person of his right to a comparable replacement dwelling and the
criteria for a comparable replacement dwelling and will indicate the
estimated purchase price or rental cost to be used as the basis for
establishing the upper limit of the replacement housing payment and the
basis of the estimate. The housing will be inspected prior to referral
to assure that it meets applicable standards. The Housing Authority will
not make referrals on the basis of listings provided by a broker who has
not certified his compliance with applicable antidiscrimination laws;
(3) Assure that comparable replacement dwellings are available to all
persons to be displaced;
(4) Assist any person displaced from his business or farm operation
to obtain and become established in a suitable replacement location;
(5) Supply persons to be displaced with appropriate information
concerning Federal and State housing programs, disaster loan and other
programs administered by the Samall [sic] Business Administration, and other
Federal or State programs offering assistance to persons to be
displaced.
(6) Insure that the relocation process does not result in different
or separate treatment on account of race, color, religion, national
origin, sex, or source of income;
(7) Assure that during the period between acquisition and
displacement, property occupied by a person to be displaced is
maintained in a safe and habitable condition; and
(8) Minimize hardships to persons in adjusting to relocation. |
 |
| B-4 |
The Housing Authority will
coordinate its relocation activities with project work and other local
governmental actions to the extent necessary to enable it to carry out
its relocation assistance advisory program, while giving due regard to
the relocation needs of other local programs. The Housing Authority will
cooperate with other local displacing agencies to insure that, to the
extent possible, persons displaced receive consistent treatment.
AFFIRMATIVE ACTION FOR LOW INCOME AND MINORITY PERSONS
The Housing Authority will not require a minority or low-income
person to move from his dwelling, unless he has been given opportunities
to relocate to a comparable replacement dwelling that is not located in
an area of low-income and/or minority concentration, if such
opportunities are available.
In carrying out its relocation activities, the Housing Authority will
provide additional assistance in order to assure that full choice and
real opportunities exist for low-income and minority families and
individuals from the total housing market, thereby facilitating
desegregation and racially and economically inclusive patterns of
occupancy. All low-income minority persons will be informed through
personal interview of housing opportunities outside of low-income and
minority neighborhoods, and of the full scope of additional assistance
available, and will be encouraged to take advantage of these
opportunities.
AVAILABILITY OF COMPARABLE REPLACEMENT DWELLINGS PRIOR TO
DISPLACEMENT
This section applies only to persons to be displaced from a dwelling.
The Housing Authority will not require a person to move from his
dwelling, unless he has been given a reasonable choice of opportunities
to relocate to a comparable replacement dwelling as defined in HUD
Handboo |
