Letters to the editor: 01/18/01

Land-use planning should respect local customs, culture

To the Editor:

Jackson County is experiencing unprecedented and destructive growth. We are losing our culture and our way of life. If we are to preserve that which we value, we must be very careful. Many of the solutions that have been proposed will only accelerate the growth process; they will do exactly the opposite of what they are purported to accomplish.

A significant portion of the privately owned land in Jackson County is held in parcels of 20 to 100 acres. In many cases this land has been held within the same family for generations. The owners are not wealthy developers, they have no intention of or desire to develop their land. To them property value is measured by a much different standard than the dollar. It is measured by peace of mind, tradition, family and sense of community.

The greatest threat to the balance these holdings create are wildly increasing property values. As we have seen with this year's reassessment and subsequent tax bills, this increase in "value" brings soaring taxes. Some would argue that a rising tide lifts all boats. By this line of reasoning, the ever increasing property values fuel increasing prosperity. I would counter that this rising tide swamps more boats than it lifts. To someone who doesn't want to sell, to someone who seeks stability in community and home these increasing values are a threat.

There are those who would argue that what we need is greater regulation and zoning. These same people oppose the land transfer tax, a tool that if used properly could inhibit speculative growth. And I would argue that these people are wrong. The measures they advocate would fuel the increase in property values and force more and more of these moderate holdings onto the market.

Their solution would result in a very different Jackson County. Small farms and family holdings would disappear. In their place would be 2-acre upscale homesites. Neither our young people nor our seniors would be able to afford to live here. Open space would exist only where the taxpayers were willing and able to pay to put land under government ownership or supervision. One of our most prized concepts, responsible stewardship, would be undermined and destroyed.

There is an alternative - wise and considered land-use planning that respects local custom and culture. We must develop a vision that recognizes that wise planning takes into account the need for fiscal responsibility in government. We must recognize that some regulation is necessary but understand also that regulation is not an end in itself - to be effective it must be limited and it must always respect individual rights.

We should understand that tax policy can be used to create incentives and rewards for those that preserve our farmlands, timberlands and open space. At the same time tax policy can fairly distribute the burden both to those who benefit from government services and to those who profit from infrastructure. We should not punish developers, but we should not subsidize them. There are specific policies which would accomplish these goals.

A land transfer tax (with exceptions for interfamily transfers and first-time home buyers) could be used to fund incentives for landowners to maintain farmland, timberland and open space. Greater efforts should be made in Raleigh to provide enforcement of our income tax and vehicle registration laws as they apply to part-time residents. (Enforcement funds and personnel have been cut in recent years.)

A reasonable subdivision regulation could ensure that those who profit from developing land do not shift the burden of infrustructure costs such as roads and sewers to the general taxpayer. County government, including our school board, must do a better job of developing long-term plans that anticipate and disperse large projects over longer periods so that demands on tax money are not so urgent. Governmental bodies must be judicious in holding down administrative costs, directing precious tax dollars to programs and services that benefit the public and not to bureaucrats.

People must also realize that every service and every need cannot be met by government without also creating pressure to increase taxes, either through greater levies or a larger tax base (increased property values). We must do more to explore the possibility of private financing of some projects particularly in the areas of greenway and recreational development.

Land use planning does not and should not mean sacrificing private property rights. It should not mean discrimination against the low and moderate income by eliminating opportunities for affordable housing. It should recognize that we must take a responsible approach to protecting and preserving our environment while at the same time understanding that people, no matter what their economic strata, have a right to live.

Land use planning should be about preserving Jackson County. And Jackson County is more than anything else its people, their heritage and their culture.

As various proposals are debated about managing growth, preserving the environment, or protecting the county, they should be judged against one standard - do they protect people or profit?

Mark Jamison

Cullowhee

Senator requests your help with upcoming budget

To the Editor:

We are only halfway through the current fiscal year, so this picture could change either for the better or the worse, but we know for sure that the state budget will be extremely tight not only for the rest of this fiscal year, but also for the coming biennium.

Obviously the General Assembly will have some very tough choices facing us during the upcoming session. We have significant needs that must be addressed if we are going to continue to move our state forward. Increased student enrollment in our state's public schools, community colleges and universities; waiting lists for Health Choice (our state's health insurance program for children of lower income families); and the shortfall in our Medicaid program are just some of the critical needs we have to meet.

We will have to do what the average North Carolina family does in tough times - tighten our belt, make do with less, clearly focus our priorities, cut waste and inefficiency in government, and make every penny count.

As we prepare to develop the state budget during the upcoming legislative session, I want to offer to your readers and all the citizens of our great state the opportunity to be a part of this process. On behalf of the North Carolina Senate, I would like to call on anyone who may have an idea or suggestion as to how we can reduce spending and make state government more efficient to please contact my office. (Marc Basnight, 2007 Legislative Building, Raleigh, N.C. 27601-2808)

We have many bright, innovative and creative citizens and businesses in this state, and we urge you to bring forward your ideas on how we can make your government work better for you, and work more cost-effectively.

In communicating your ideas and suggestions, I would ask that you please be as specific as possible. Simply suggesting across-the-board cuts won't give us the improvements in efficiency and long-term cost savings we need.

In return for your help and suggestions, I pledge that the Senate Appropriations Committee will carefully review every idea brought forward, and we will respond back to every citizen as to the outcome of your suggestion. I can assure you that no idea will be ignored, no suggestion deemed unworthy of our most careful analysis. While not all proposals can be implemented, every one will be taken seriously.

We in the North Carolina Senate value input from you, the people who have elected us to represent you. We have a difficult budget situation facing us, and we want your help to make sure that your priorities are heard and that your ideas are considered. We are here to serve you; please tell us how we can do that as effectively and efficiently as possible.

Sincerely yours,

Marc Basnight

President Pro Tempore

N.C. Senate

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