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Tag: Asheville

Is the Ground or the Government Toxic?

This piece was originally written by Kelsey Peterson for Solving Urban Problems (PLAN 247) in October 2018.

In a country built upon life, liberty, and property, we cannot let businesses handle their toxic waste irresponsibly. The government must amend current laws to require developers and corporations to inform residents within an established radius of affected land about the potential hazards that their leaked waste causes. As part of this movement, Congress must reintroduce strict regulations on hazardous waste management with harsh penalties and clean up requirements for irresponsible entities. This will bring more funding to the EPA and allow them to act in a more efficient manner.

In 1952, the International Resistance Company (CTS of Asheville, Inc. Superfund) opened a factory manufacturing electronic components made for auto-parts and hearing aids. The facility continued manufacturing until 1986 on a plot of land near Asheville, North Carolina (2). During the 1990s, a sub-developer bought 45 acres of land from CTS and built many homes in the area, all connected to the ground water on site (2). The first reports of health hazards were recorded as early as 1990 when residents of the sub-division began to fall ill. When a pond with “blue green color” was reported with waste storage barrels surrounding the area, the neighborhood took action. This began the almost two-decade fight between the citizens of Asheville, their local government, and the CTS corporation. A significant amount of non-aqueous phase liquids (NAPLS) that are resistant to dissolving in water, such as gasoline, as well the compound trichloroethylene (TCE) were leaked into the ground on-site. During the fight for a clean up effort, residents were continually poisoned by these chemicals. The bureaucracy within the EPA slowed the process to a frustrating crawl until citizens began pressuring elected officials through continued media support and reporting, which led to the site being placed under the EPAs “most hazardous waste sites in the country.”(4)

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Asheville mountains. Photo Credit: Kelsey Peterson.

 

These leaks proposed a large problem: 3.1 acres of land composing of 208,250 cubic yards of material were identified to contain harmful NAPLS and TCEs, presenting risks of water and air pollution to residents (2). TCE can affect the immune and reproductive systems, the liver, kidneys, central nervous system, and fetal development (3). TCE is highly susceptible to evaporation (at a shallow level of ground water) and water contamination, and can cause potentially dangerous air quality levels (3). For over a decade, residents have lived under hazardous conditions with no real progress on the site being cleaned until 2017, when a court case between the United States Government and CTS Corporation, Mills Gap Road Association, Northrop Grumman Systems Corporation was settled in an agreement to spend around $9 million dollars on an extensive, multi-year clean up effort (1). It was unacceptable for the local, state, and national governments to leave unsuspecting residents in a cesspool of chemicals. The United States prides itself as a developed nation that can provide all its citizens with the necessities of life, however, the dark reality is that due to inefficiency and neglect within the bureaucratic system, innocent citizens suffer life-threatening situations.

While the cleanup process is projected to remove 97% of contaminants in this area, the pace of the EPA and the lack of regulation when it comes to the construction of sub-divisions on known contaminated areas presents health hazards to past and current residents. There was a period of around 18 years where the TCE and NAPLS were able to leach into the groundwater, evaporate into the air, and contaminate a large area of ground material. To prevent such neglect, the government had a Superfund Site tax called the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 on petroleum products, hazardous chemicals, and the corporations such as CTS that produced this waste (5). The money received was used by the EPA to fight against organizations that produced hazardous waste in court. However, in 1996 Congress got rid of this tax and instead allocated money to the project through their general fund, lessening the pressure on corporations to adhere to EPA regulations as well as diminishing the amount of funds available to the EPA (4).

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Asheville mountains. Photo Credit: Kelsey Peterson.

The EPA did not have the resources nor the needed levels of organization within their channels of communication to correct this issue within a reasonable time frame. When Congress amended the Superfund Site tax during the Clinton administration, the trust was cut from around $4 billion, which was mostly collected from the established tax, to around $1 billion (4). A majority of this new and smaller superfund was allocated from taxpayer dollars. US citizens are made to pay for the mistakes and rule breaking of large corporations. The EPA does not have the funds to safely remove the massive amounts of contaminants scattered around the country. This situation must change to protect the life and liberty of innocent citizens around the country. To persuade organizations from harming other communities and making them take responsibility for their past actions the concepts laid out and enforced by the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, later amended to the Superfund Amendments and Reauthorization Act of 1986 should be reintroduced (5). This would bring more money, and therefore power, to the EPA so that they could enforce regulations on a national scale while using newly acquired funds to bolster clean up efforts, bringing cleaner living conditions to all United States citizens.

It is key for local communities who possess the passion and will to act as a watchdog over not just corporations but also their government for real change to occur, as seen in Asheville, NC.

Featured Image: Asheville mountains. Photo Credit: Kelsey Peterson.

About the Author: Kelsey Peterson is an undergrad sophomore from Fairview, NC. He is majoring in Environmental Studies on the Sustainability Track and minoring in Urban Studies/City Planning. He loves everything outside and grew up white water kayaking, mountain biking, bouldering, gardening, and hiking in the mountains of Western North Carolina. He is interested in going into forestry, but also wants to start a community center/garden coffee shop combo in either the Appalachian or Rocky mountain ranges after college. He is not drawn to cities, so he has challenged himself to learn how they work and bring some of what he loves from nature and sustainable practices to the urban environment. He spends free time finding new places to explore and hunting down new music to listen to on the way.

Sources:

(1) United States District Court Western District of North Carolina Asheville Division. Consent Decree for Interim Remedial Design/Remedial Action at the CTS of Asheville, Inc. Superfund Site. 7 Mar. 2017.

(2) “CTS OF ASHEVILLE, INC. Site Profile.” EPA, Environmental Protection Agency, 20 Oct. 2017, cumulis.epa.gov/supercpad/SiteProfiles/index.cfm?fuseaction=second.Cleanup&id=0402598#bkground.

(3) “Trichloroethylene (TCE) and Your Health – EH: Minnesota Department of Health.” Airborne Precautions – Minnesota Dept. of Health, www.health.state.mn.us/divs/eh/hazardous/topics/tce.html#health.

(4) Hunt, Max. “CTS Contamination Has Poisoned More than Drinking Water.” Mountain Xpress, 30 Mar. 2018, mountainx.com/news/cts-contamination-has-poisoned-more-than-drinking-water/.

(5) COMPREHENSIVE ENVIRONMENTAL RESPONSE, COMPENSATION, AND LIABILITY ACT OF 1980.

Short-Term Rentals and Housing Affordability in Asheville, NC

Downtown Asheville

Downtown Asheville, NC. Photo Credit: Michael Tracey/ Flickr Public Domain

What happens when a city’s economic growth and its affordability to residents are in competition? Last month, Asheville’s City Council voted to enact rules to slow the development of vacation rentals in its downtown area.  The new rules come in the wake of the rapid conversion of housing into short-term rentals, which local leaders believe has  complicated an increasingly expensive housing market.  The development highlights a challenge that many cities face when attempting to grow and sustain a tourist economy while also encouraging a healthy and affordable housing market.  

Housing mismatch has been a concern in Asheville for some time.  Mike Cronin from the Asheville Citizen-Times examined U.S. Bureau of Labor Statistics data in 2016 indicating that wage increases were not keeping pace with housing price increases.1  Additionally, Cronin notes  Nationwide Insurance’s 2016 Health of Housing Markets Report, which identifies Asheville’s housing market decline as the eighth worst in the country during 2015.  Other cities that ranked slightly worse, including Austin, Santa Fe, and Boulder, all have experienced sharp declines in affordability.  The real estate listing website Zillow currently places median list price for Asheville at $375,000, with a 6.5% increase in home values over the past year.

At the same time, short term rentals have generated significant economic benefit for rental property owners and the tourism industry.  In 2017, Asheville’s Airbnb rentals generated nearly $20 million, more than any other city in the state.2  Flexible listing options like Airbnb and Vacation Rental By Owner are attractive to both tourists and property owners.  However, the rapid growth in short term rentals of entire homes or condo units in recent years was enough to garner a 6-1 vote from the Council in favor of the new rules requiring any new short-term rental units to obtain conditional zoning for operation.  The rules do not place the same restrictions on accessory dwelling units, which are typically adjacent to an owner-occupied home.

Asheville is not the first city to restrict short term rentals of residential properties.  In 2016, New York City enacted restrictions on short term rentals, making it illegal throughout most of the city to rent for less than thirty days unless there are only one to two guests, and the owner is also present.  San Francisco has enacted similar rules, along with many cities across Europe.3

Some local leaders see an opportunity for compromise and policy innovation.  Laura Hudson, Chair of the Planning and Zoning Commission that recommended the new regulations to the City Council on a 4-1 vote, indicated that there are options to work with developers to increase affordable housing.  In exchange for conditional zoning to develop short term rental units, developers could be required to also include long-term rental units at below-market rates.4

As long as workers in tourist-oriented cities struggle to find affordable housing near their places of employment, local governments and planning departments will need to continue examining the impact of the short term rental market upon the housing sector.  In easing the rapid turnover of current housing stock to rentals and considering opportunities to develop an inclusionary zoning policy, Asheville is taking a first step at doing just that.

Notes:

1. Mike Cronin, “National study finds Asheville housing market unsustainable,” Citizen-Times (Asheville, NC), May 9, 2016. http://www.citizen-times.com/story/news/2016/05/09/national-report-asheville-housing-market-unhealthy-unsustainable-affordable-housing-real-estate-housing-sector-asheville-buncombe-county/84115312/

2. Dillon Davis, “Amid new city restrictions, Airbnb brings a state-best $20M to Asheville hosts in 2017,” Citizen-Times (Asheville, NC), Jan. 23, 2018. http://www.citizen-times.com/story/news/local/2018/01/23/amid-new-city-restrictions-airbnb-brings-state-best-20-m-asheville-hosts-2017/1057075001/

3. Feargus O’Sullivan, “Europe’s Crackdown on Airbnb,” CityLab, Jun. 20, 2016. https://www.citylab.com/equity/2016/06/european-cities-crackdown-airbnb/487169/

4. Joel Burgess, ” Update: Asheville’s downtown vacation rental ban passed quickly,” Citizen-Times, (Asheville, NC), Jan. 9, 2018. http://www.citizen-times.com/story/news/local/2018/01/09/asheville-downtown-vacation-rentals-airbnbs-banned-6-1-city-council-vote/1019195001/

About the Author: Catherine Peele is a second year Master’s of City and Regional Planning candidate from Albemarle, North Carolina. Her planning interests include transportation project prioritization methods and freight mobility.