Our region’s housing needs and the policies shaping future developments are a central topic of discussion in our communities. With each new development announcement, residents often ask whether the project is beneficial for the community, and many struggle with how to assess this. This challenge is shared not only by everyday residents but also by our local leaders.
At MountainTrue, we are frequently consulted on proposed developments due to our expertise in regional environmental matters. From stormwater concerns to tree canopy to connectivity, we have a depth of knowledge amongst our various staff that helps us evaluate projects thoughtfully from different angles. However, we are never the decision makers who determine whether a project should or will move forward. Those decisions are made by local authorities like town councils and county planning boards across our region. We simply size up projects when our members bring them to our attention or when local partner organizations or leaders ask us for our perspective.
Over the years, we have been consulted often enough that we have dedicated significant time to refining our approach to evaluating development projects. Our assessments are guided by a comprehensive set of criteria that align with our values and provide a thorough analysis of the proposal. We recognize that our region requires more housing options—varying in price and size—to meet the needs of both current and future residents. However, it’s crucial that these new homes are built in ways that enhance what makes our communities special: our neighborhoods, downtown areas, bike lanes, walking paths, and job opportunities, all while preserving open spaces and minimizing our collective carbon footprint.
Evaluating proposed developments is complex. Often, there are trade-offs to consider, requiring us to balance different values. Moreover, the perspectives and insights of our neighbors often highlight aspects of a project we hadn’t initially considered.
We are pleased to share some of the key criteria we use in our evaluations with the hope that it may help others form their own opinions about proposed developments. Whether you are a planning board member, county commissioner, or a concerned neighbor, we hope this set of criteria can be a helpful tool in thinking through the many factors one needs to balance:
INFRASTRUCTURE: We assess whether a project connects to existing water and sewer systems, understanding that expanding these systems increases maintenance demands and the risk of system failures. We also consider the need for new roads within the project, as these contribute to stormwater runoff and reduce green space.
PROXIMITY: Locating homes near jobs, schools, and grocery stores allows residents to minimize driving, if not eliminate it altogether. We support developments that are close to city or town centers, enabling residents to access urban amenities with minimal travel.
EFFICIENT LAND USE: Efficient land use is critical, especially in the mountainous regions where developable land is limited. We prioritize projects that use land efficiently, favoring multifamily structures and minimal surface parking to conserve land for carbon capture and preserve our region’s natural beauty.
TRANSPORTATION: We examine how a project connects to existing transportation infrastructure, such as public transit and walking or biking paths. Projects near sidewalks, bike lanes, and transit stops are preferred, as they facilitate alternative transportation options.
COMMUNITY COMPATIBILITY: We review the project’s alignment with existing neighborhood plans, comprehensive plans, or future land use maps. These plans represent important community decisions regarding priorities, needs, and goals, and we assess how well the project aligns with these community-driven frameworks.
AFFORDABILITY: Affordable housing is a critical need in our communities, and it is often challenging for the market to deliver these homes without government subsidies or developer concessions. We view projects more favorably if they include dedicated affordable units, deeply affordable housing, or commitments to accepting tenants with housing vouchers.
PUBLIC BENEFIT: When projects are advanced in their planning, they may offer public benefits, such as commitments to public art, parks, green spaces, or designated commercial space. These benefits enhance the project’s value to the community.
DESIGN: The design of a project can significantly impact the natural environment, future residents, and surrounding neighbors. We scrutinize site design closely, looking for elements that minimize land grading, tree removal, or the need for retaining walls. Features like front porches, playgrounds, plazas, and natural elements are also valued for fostering community and meeting community needs.
GREEN INFRASTRUCTURE: We evaluate how the project incorporates infrastructure that advances climate goals, such as preserving green space, establishing buffers along streams, conserving wetlands, and implementing effective stormwater management systems.
ENERGY & WATER EFFICIENCY: We appreciate projects that invest in energy-efficient appliances and materials, reducing energy and water consumption and saving residents money on utilities. The inclusion of solar panels, electric vehicle charging stations, or LEED/Green Built certifications is highly regarded.
DISPLACEMENT: We assess whether a project might displace vulnerable communities. If the project is located in such an area, we consider the level of neighborhood support and whether the project will help maintain existing housing or allow neighboring residents to remain in the area.
ENVIRONMENTAL IMPACT: We also evaluate the project’s potential impact on rare species habitats, wildlife corridors, farmland and forest preservation, and brownfield remediation.
Each project presents unique challenges and opportunities, making it impossible to prescribe a “perfect” development. Trade-offs are inevitable. For example, a site with excellent proximity to amenities and transportation may also impact more neighbors during construction and upon completion. Similarly, a project that offers substantial affordable housing may require significant public and private investment, which can be challenging to secure.
There is no single “right” answer in this process. At MountainTrue, we consider all these factors when evaluating a project, keeping in mind the urgent need to address our housing shortage. We advocate for developments that meet our housing needs while minimizing environmental impacts and reducing our carbon footprint. Ultimately, we believe that communities across Western North Carolina can achieve this balance by recognizing community needs, carefully considering trade-offs, and working together to find the best solutions for both current and future residents.
Questions? Contact MountainTrue Housing & Transportation Director Susan Bean (susan@mountaintrue.org).