We, the undersigned residents, neighbors, and community members, respectfully urge you to deny approval of the proposed large-scale student housing development (approximately 700 beds) planned for the current driving range property located between the Beverly Heights neighborhood and University Village neighborhood.

1. Traffic Congestion & Public Safety
The Beverly Heights neighborhood is uniquely constrained in its layout and location. It is effectively triangulated between two of the busiest roads in Boone—NC 105 Extension and State Farm Road—creating constant pressure for cut-through traffic.

Within the neighborhood:

• Many roads are narrow, single-lane routes where two vehicles cannot safely pass at the same time
• Despite posted “No Cut-Through Traffic” signs, drivers from both NC 105 Extension and State Farm Road regularly use these streets as shortcuts

This existing condition already creates:

• Congestion on roads not designed for through traffic
• Frequent vehicle conflicts on narrow streets
• Safety concerns for residents, pedestrians, and cyclists

The proposed development would significantly increase traffic on an already strained system, particularly along a single-lane access road that:

• Serves multiple densely populated neighborhoods
• Feeds directly into one of the busiest roads in town
• Is already heavily used as an illegal cut-through route

Adding hundreds of additional residents and vehicles would:

• Dramatically increase cut-through traffic within the neighborhood
• Create dangerous conditions for drivers and pedestrians
• Increase the risk of accidents on roads not designed for two-way volume
• Make safe entry and exit from Beverly Heights and adjacent neighborhoods extremely difficult

Additionally, increased congestion on narrow internal roads could:

• Delay or obstruct emergency response vehicles, including EMS and fire services
• Create serious risks in situations where response time is critical

Importantly, the Boone Next Comprehensive Plan identifies traffic congestion and roadway safety as top community concerns, noting that Boone’s existing transportation network is already strained by growth and limited connectivity.

2. Safety of Children and Families
The Beverly Heights neighborhood is home to many families with young children who walk, bike, and play near these roads daily.

Increased traffic volume would:

• Put children at greater risk
• Undermine neighborhood safety and livability

Boone Next emphasizes the importance of safe, walkable neighborhoods and protecting quality of life for residents, particularly in residential areas.

3. Inadequate Infrastructure for This Scale
The current road system and access points are not designed to support high-density development of this magnitude.

The Boone Next plan clearly states that:

• Growth should be aligned with infrastructure capacity
• Development must be supported by safe and connected transportation systems

This proposal conflicts with those principles by introducing intense density into an area with known infrastructure limitations.

4. Conflict with Boone Next Growth Principles
The Boone Next Comprehensive Plan provides clear guidance for how Boone should grow.

Key principles include:

• “Thoughtfully designed development” that fits its surroundings
• “Human-scale, connected communities”
• Growth that reduces congestion and improves mobility
• Protection of established neighborhoods

This proposed 700-bed development:

• Concentrates density in a car-dependent, constrained location
• Adds traffic to an already overburdened corridor
• Conflicts with the plan’s goal of creating “communities within our community” rather than overloading single access points

5. Established Local Precedent: Density Must Be Appropriate

The Boone Town Council has previously taken clear action when a proposed development was deemed too dense for its location, even when housing was otherwise permitted.

In an October 19, 2012 article published by the Watauga Democrat, the Town Council unanimously denied a requested water allocation for a proposed 377-bedroom multi-family development on a driving range property off NC 105 Extension. Council members explicitly stated that the project was “too dense for the location.”

That proposal shares important similarities with the current project:

• It was planned on the same site
• It involved multi-family housing at a significant scale
• It raised traffic and infrastructure concerns from nearby residents
• The surrounding area included a mix of residential zoning and existing neighborhoods

Residents at the time voiced concerns that the area “could not handle the density,” particularly in terms of traffic flow and neighborhood impact—issues that closely mirror those we face today.

Despite the developer’s arguments regarding target demographics and housing need, the Town Council chose to prioritize:

• Infrastructure limitations
• Neighborhood compatibility
• Appropriate density for the location

The currently proposed 700-bed development is substantially larger than the project denied in 2012 and would place even greater strain on an already constrained road network and residential area.

This precedent demonstrates that the Town of Boone has consistently recognized that:

• Not all housing is appropriate in all locations
• Density must be carefully matched to infrastructure and surroundings
• Community safety and livability are valid and decisive factors

We respectfully urge the Town to apply this same standard in evaluating the current proposal.

6. Loss of Community Recreation Space
The driving range represents a valuable outdoor recreational asset in a rapidly developing area.

Boone Next specifically calls for:

• Protection of open space and recreation areas
• Expansion of green spaces and community amenities
• Losing this space directly contradicts those goals.

7. Broader Community Impact
Due to its central location, this development would:

• Increase congestion town-wide
• Impact daily commutes
• Strain infrastructure beyond just nearby neighborhoods

Boone Next highlights that Boone already faces:

• “strong growth pressures”
• Rising congestion due to population growth and limited road capacity

This project would intensify those existing challenges.

 
Our Request
We respectfully ask that the Town:

Deny approval of this development in its current form
OR
Require significantly reduced (scale, single family and affordable housing and infrastructure improvements that align with Boone Next policies
 
Conclusion
Boone Next is the result of extensive community input and represents the Town’s shared vision for responsible growth.

This proposal:

• Exceeds infrastructure capacity
• Conflicts with adopted planning principles
• Puts safety and livability at risk

We urge you to uphold the standards set forth in Boone Next and make a decision that reflects the long-term interests of Boone’s residents.

 
Sincerely,
The Undersigned Community Members