MINUTES
WATAUGA COUNTY BOARD OF COMMISSIONERS
TUESDAY, SEPTEMBER 19, 2023
The Watauga County Board of Commissioners held a regular meeting, as scheduled, on Tuesday, September 19, 2023, at 5:30 P.M. in the Commissioners’ Board Room located in the Watauga County Administration Building, Boone, North Carolina.
Chairman Turnbow called the meeting to order at 5:33 P.M. The following were present:
PRESENT: Larry Turnbow, Chairman
Charlie Wallin, Vice-Chairman
Todd Castle, Commissioner
Braxton Eggers, Commissioner
Ray Russell, Commissioner
Andrea Capua, County Attorney
Deron Geouque, County Manager
Anita J. Fogle, Clerk to the Board
Commissioner Russell opened with a prayer and Commissioner Castle led the Pledge of Allegiance.
Approval of Minutes
Chairman Turnbow called for additions and/or corrections to the September 5, 2023, regular minutes.
Commissioner Eggers, seconded by Commissioner Castle, moved to approve the September 5, 2023, regular meeting minutes as presented.
VOTE: Aye-5
Nay-0
Approval of Agenda
Chairman Turnbow called for additions and/or corrections to the September 19, 2023, agenda.
County Manager Geouque requested to add closed session for personnel matters per, G. S. 143-318.11(a)(6) and possible action after closed session.
Vice-Chairman Wallin, seconded by Commissioner Russell, moved to approve the September 5, 2023, agenda as amended.
VOTE: Aye-5
Nay-0
Public Comment
Ms. Alana Baird shared her concerns with housing issues and requested the Board adopt a minimal housing standard.
Ms. Sarah Odio, Assistant Director (Housing and Revitalization) with the Development Finance Initiative (DFI) at the UNC School of Government (SOG), shared an update on the potential development of the County-owned Brookshire property and the data on the housing market in Watauga County. Ms. Odio stated that approximately 46% of households in Watauga County were low-to-moderate income (LMI) including at least 1,700 LMI renters and 950 LMI homeowners who have severe housing needs. It was estimated that 41% of LMI homeowners and 63% of LMI renters had housing needs. Unaffordable housing affects various types of households including elderly families, elderly living alone, small to large families, as well as single dwellers. Currently, the average income of households moving into the County exceeded the income of those moving out. The demand for workforce housing was most likely greater than housing needs indicated. Watauga County was less affordable than surrounding counties and the cost to own a home nearly doubled over the past five years. For renters, the number of available units dwindles as rent continues to rise. Vacancies were low, at 2%, for those wanting to buy or rent and purpose-built off-campus student housing represented half of the Town of Boone rental supply while seasonal housing dominated the municipal supply. Development in Watauga was slowly returning to pre-recession levels. Currently there was no public housing in Watauga County; however, Northwest Regional Housing Authority managed approximately 2,000 vouchers and, of the 260 income-restricted, privately held affordable units in Watauga County, 95% of those were in the Town of Boone. 65% of those were built between 1980 and 2000 with only 35% being built since the year 2000. Vacancy rates remained at 1% with continued waiting lists. None of the units had subsidies expiring in the next five years.
In summary, the greatest need was for extremely low-income households for all sizes and types of units. Low and declining rental supply and the high rate of seasonal units limited options for renters. New developments exceed median home and rent prices and were likely serving the increasingly high-income households moving in from out-of-state. As home values and rents continued to rise, LMI households, represented in the majority of the top occupations in the County, may need to seek housing elsewhere. The demand from the estimated 6,800 workers earning low-income wages in Watauga and living outside the County was not accounted for in need.
Ms. Odio stated that there has been discussion with the Town of Boone regarding water/sewer needs for a development on the Brookshire Road property and the Town unanimously agreed to a “soft” agreement as the current Council could not legally bind a future Council. Commissioner Russell stated that a resolution from the Town of Boone would help to understand the commitment level.
In response to Vice-Chairman Wallin’s concerns with annexation, County Attorney Capua stated that, although she had not reviewed the settlement agreement with the Town of Boone, she believed it included language that the County could test the waters in regards to annexation of a property for a specific project without having to provide architectural drawings. Ms. Capua stated that she would review the agreement. Ms. Odio stated that their architects would make sure the project was feasible; however, if the project proceeded after that, whichever private developer chosen for the project would have their own architect. Commissioner Wallin stated that the only way to move forward was to see what would work on the Brookshire property.
Commissioner Russell stated that the County needed rentals for service workers and stated that the project would not be feasible for ten units but possibly would be for 50. Commissioner Russell stated that a sense of price points would be helpful to determine if the project would be feasible and stated that there needed to be a range on the possibilities of how many units would fit on the property. Commissioner Russell believed that single dwelling units as well as high rises were not feasible.
Commissioner Eggers stated that a firmer agreement from the Town of Boone was needed and was concerned about tearing down the mountain for the project.
Commissioner Castle was concerned with people coming into the County and buying up property so locals couldn’t afford to live here. The County was losing legacy homes and farms which was a problem. Commissioner Castle stated that Ashe, Caldwell, and Wilkes Counties as well as Mountain City, TN, were only five to seven years behind Watauga County with the same issues. Commissioner Castle also shared concerns of property owners near the Brookshire property who had recently had issues with construction of the student housing project adjacent to the County-owned property.
Chairman Turnbow stated that it was a risk to pursue but without understanding all the points of knowing what could and couldn’t be done with the Brookshire property an informed decision couldn’t be made.
Chairman Turnbow, seconded by Commissioner Russell, moved to authorize Ms. Odio to move forward with the architect and design phase of the project and to allocate funds from the contingency budget line.
The following additional comments were made prior to the vote:
Commissioner Eggers stated that he understood but needed a better commitment from the Town of Boone before being comfortable with moving forward.
Commissioner Russell stated that moving forward was in good faith and he hoped others would make good faith efforts as well.
Commissioner Castle stated that the County was serious and had shown good faith by funding the $50,000 to $60,000 presented by Ms. Odio.
County Attorney Capua stated that she would talk with the Town of Boone Attorney as she was not willing to give up on the settlement agreement.
Commissioner Wallin stated that he wanted to continue to see if the Brookshire property could be developed as it was the only way to move forward.
Chairman Turnbow stated that it was a risk to pursue but without understanding all points it wouldn’t be known what could or couldn’t be done such as the maximum number of units and amount of greenspace available. The Chairman also stated that the County needed to be courteous of the residence near the Brookshire property and that he respected the opinions of all Commissioners.
At this time a vote was taken on the motion:
VOTE: Aye-3(Turnbow, Wallin, Russell)
Nay-2(Castle, Eggers)
Ms. Odio stated that the next time a presentation was made it would include conceptual plans and gap funding needs.
Commissioners Russell and Eggers stated that Ms. Odio presented a great study on the project.
Chairman Turnbow stated that by moving forward, the County would get the information needed to make the best decisions regarding potentially moving forward with the project but he understood the frustrations. The Chairman stated that the County would continue to gather information to make the best decisions for all concerned, regarding affordable housing, by continuing to look at all scenarios as Watauga County was in a unique situation in the State.
Change Order Request for Queen/Water Street Parking Deck
Mr. Bill Dixon, Appalachian Architecture, presented proposed Change Order 1 for the Queen/Water Street Parking Deck project in the amount of $3,535.49. The Change Order was to cover expenses for the relocation of electrical service that conflicts with the shoring. Adequate funds were available to cover the overage as the project came in under budget.
Vice-Chairman Wallin, seconded by Commissioner Russell, moved to approve Change Order 1 for the Queen/Water Street Parking Deck in the amount of $3,535.49.
VOTE: Aye-3(Turnbow, Wallin, Russell)
Nay-2(Castle, Eggers)
Proposed AppalCART Rural Operating Assistance Program (ROAP) Grant Application
Mr. Craig Hughes, AppalCART Director, gave a brief status update beginning with the news that they were projecting the use of $400,000 from their fund balance to cover expenses in Fiscal Year (FY) 2024. Mr. Hughes stated that the AppalCART Board was working to identify additional revenues and hoped that partners would continue to find value in their services and would arrange to assist with meeting their financial obligations. Mr. Hughes shared how AppalCART benefits those who ride as well as those who commute in local traffic. Ridership in FY 2023 was 1,429,555 and had increased so far this year. AppalCART provided 259,494 fixed route trips this FY; 15,474 more than the same time last year. Total ridership trips, as of September 17, 2023, was 264,474. Mr. Hughes stated that AppalCART was recently awarded funding for four electric buses and a 180-kw charging station through two grants. One was a Federal Transit Administration Low or No Emission Grant and the second was a Carbon Reduction Program grant through the North Carolina Department of Transportation (NCDOT). Mr. Hughes shared his appreciation for letters of support from the County which were submitted with grant applications.
Mr. Hughes presented the Rural Operating Assistance Program (ROAP) grant application for FY 2024. Watauga County was awarded $194,986 which did not require a local match. This was a small increase over FY 2023 funding. The funding total would be split into three categories.
The Elderly and Disabled Transportation Assistance Program (EDTAP) allocation, in the amount of $75,433, was split as follows: Department of Social Services (DSS) in the amount of $25,085, Project on Aging (POA) in the amount of $19,500, AppalCART in the amount of $10,348, and Watauga Opportunities in the amount of $20,500.
The Employment (EMPL) allocation, in the amount of $16,434, to Watauga Opportunities to provide transportation for their clients to employment and job training.
The Rural General Public (RGP) allocation, in the amount of $103,119, used primarily to provide rural trips in the mornings and afternoon to and from Boone. The RGP no longer required a 10% match; however, AppalCART intended to continue charging a nominal fare of $1 to $2 per trip to stretch those funds as far as possible.
Commissioner Russell, seconded by Vice-Chairman Wallin, moved to approve the Rural Operating Assistance Program (ROAP) grant application for FY 2024 as presented by Mr. Hughes.
VOTE: Aye-5
Nay-0
FY 2024 Vehicle Purchase Request
Major Kelly Redmon with the Watauga County Sheriffs' Office requested to purchase eight (8) 2024 AWD Dodge Durango Police SUVs in the amount of $40,440.16 each from Ilderton Dodge Inc. Ilderton Dodge was awarded the Sheriffs’ Association’s vendor vehicle procurement contract. Adequate funds were available to cover the expenditure. Major Redmon stated that, due to supply issues over the past few years, he would wait and request the purchase of equipment packages for these vehicles after it was determined that they would be delivered.
Vice-Chairman Wallin, seconded by Commissioner Eggers, moved to approve the purchase of eight (8) 2024 Dodge Durango Police SUVs, AWD at $40,440.16 from Ilderton Dodge as presented by Major Redmon.
VOTE: Aye-5
Nay-0
Tax Matters
A. Monthly Collections Report
Mr. Larry Warren, Tax Administrator, presented the Tax Collections Report for the month of August 2023. The report was presented for information only and, therefore, no action was required.
B. Refunds and Releases
Mr. Larry Warren, Tax Administrator, presented the Refunds and Releases Report for August 2023 for Board approval:
TO BE TYPED IN MINUTE BOOK
Mr. Warren explained that a software glitch caused the large number of refunds. The bills were never sent out but approval was requested to allow staff to correct the issue.
Vice-Chairman Wallin, seconded by Commissioner Russell, moved to approve the Refunds and Releases Report for August 2023 as presented.
VOTE: Aye-5
Nay-0
Proposed Utility Easement to Town of Boone for Water Permit Closeout
Mr. Phillip Harrison, Operations Services Manager, presented a proposed utility easement with the Town of Boone for the Scale House construction project. The easement would provide access over the relocated water main for their operations and maintenance of the line that cuts through the County’s property. The easement has been delineated and recorded, as shown in the plat. County Attorney Capua stated that she had reviewed the easement and approved its content.
Commissioner Russell, seconded by Commissioner Castle, moved to approve the easement as presented by Mr. Harrison.
VOTE: Aye-5
Nay-0
Miscellaneous Administrative Matters
A. Boards and Commissions
County Manager Geouque presented the following:
AppalCART Board
The AppalCART Board recommended the reappointment of David Jackson, Frank “Quint” David, and Joe Eller to the AppalCART Board to maintain the continuity of the current Board. The terms would be for two years each.
Vice-Chairman Wallin, seconded by Commissioner Russell, moved to waive the second reading and reappoint David Jackson, Frank “Quint” David, and Joe Eller to two-year terms on the AppalCART Board.
VOTE: Aye-5
Nay-0
Board of Adjustment
The Board of Adjustment terms of Alyson Browett (Valle Crucis Historic District); John Prickett (Howard’s Creek Watershed), and Emily Bish (Alternate), were set to expire in November 2023. Mr. Prickett was willing to continue to serve for an additional three (3) year term; however, Ms. Browett and Ms. Bish did not wish to be reappointed.
Commissioner Castle, seconded by Commissioner Russell, moved to waive the second reading and reappoint John Prickett to the Watauga County Board of Adjustment for a three-year term.
VOTE: Aye-5
Nay-0
Valle Crucis Historic Preservation Commission (VCHPC)
The Valle Crucis Historic Preservation Commission terms of Dr. Susan Mast and Ms. Heidi Tester expire in September. Dr. Mast and Ms. Tester were both willing to continue to serve if reappointed. A volunteer application was received from Ms. Alyson Browett who was also interested in serving on the VCHPC. The terms were for three years. These were first readings; however, Mr. Jason Walker, Planning and Inspections Director, stated that there may be more applications to come.
No action was taken as this was a first reading.
B. Announcements
County Manager Geouque announced the following:
· The High Country Council of Governments’ 48th Annual Banquet was scheduled for Friday, October 6, 2023, from 6:00 to 9:00 P.M. in the Grandview Ballroom at The Northwest End Zone, Appalachian State University.
· You are invited to “Spirit of Boone,” the Boone Area Chamber of Commerce’s 74th Annual Membership Gathering on Thursday, September 21, 2023, from 6:00 to 9:00 P.M. in the Grandview Ballroom at Appalachian State's Northwest End Zone Facility.
The County’s Broadband Expansion Project with Blue Ridge Energy and SkyLine/SkyBest would be presented with the Dan Meyer Community Partnership Award at the event. The award recognizes a community leader for their efforts to bring multiple parties together for a common cause. Meyer served as President/CEO of the Chamber for 12 years before retiring in August of 2016.
Closed Session
At 7:34 P.M., Vice-Chairman Wallin, seconded by Commissioner Eggers, moved to enter Closed Session to discuss Personnel Matters, per G. S. 143-318.11(a)(6).
VOTE: Aye-5
Nay-0
Vice-Chairman Wallin, seconded by Commissioner Castle, moved to resume the open meeting at 8:22 P.M.
VOTE: Aye-5
Nay-0
Possible Action After Closed Session
There was no action after closed session.
Adjourn
Vice-Chairman Wallin, seconded by Commissioner Eggers, moved to adjourn the meeting at 8:23 P.M.
VOTE: Aye-5
Nay-0
Larry Turnbow, Chairman
ATTEST:
Anita J. Fogle, Clerk to the Board