VISION
What has been the role of the Historic Toxaway Foundation (HTF) in the Village at Longcliff Development? In 2017-2018 HTF commissioned a Private Small Area Plan Study to evaluate the potential for future development along the NC 64 corridor. One of the key findings of the study was the identification of 106 acres of land that would be a feasible site for a town center for the Sapphire/Toxaway communities. This land is now the site of the Village at Longcliff development (Longcliff Village). The Study was completed by the Tessier Group and Sitework Studios out of Asheville, NC. HTF does not have an active role in the Longcliff development. HTF’s focus is the creation of a public Preserve adjacent to the Longcliff development.
What is the name of the conservation easement adjacent to the Village at Longcliff development? Broadleaf Preserve is a visionary project of HTF.
Is the mission of HTF in keeping with creation of the Longcliff Village? HTF absolutely wants to encourage responsible development that will benefit our local businesses and bring tourism dollars to the region.
Does HTF have any conflict of interest in the Longcliff Village development? No, the Board members of HTF do not have any financial interest in the Village at Longcliff Development. Our work is singularly focused on the benefits that the Longcliff Village and the Broadleaf Preserve will provide to our Sapphire/Toxaway communities and
Is the Broadleaf Preserve the primary focus of HTF? The Mission of the HTFT is to “Preserve the Past While Preparing for the Future of our Community”. We support our local businesses through the Business Alliance of Upper Transylvania County (BAUT), preserve our history through blogs and our Sunday Night Stories video series, maintain our active social media platforms, and engage with local county boards including the Housing Assistance Corporation, local Chambers of Commerce, Heart of Brevard, and Transylvania County Tourism Development Authority.
Is HTF focusing on commercial development? We encourage responsible local development that provides services to our community and directs customers to businesses in our region.
Why do we need an additional public space in our community? Our community is fortunate to have many rigorous hiking trails for the avid outdoors enthusiast. In contrast, the Broadleaf Preserve is a convenient walking destination with gentle topography and easy access that makes it the perfect venue for families of all ages, as well as schools and educational non-profits. Fifteen non-profits, Brevard College and Transylvania County schools have visited the Broadleaf Preserve and believe the Preserve and the proposed improvements can be used as an important part of their agency programming.
What will happen to the conservation easement if it remains under the private ownership of Longcliff Partners? If the easement remains private property, access would be limited to property owners of the Longcliff Village. We anticipate that the developer would make limited improvements to the walking trails, and none of the other planned improvements would be completed. Community and non-profit access would not be permitted.
Who is North American Land Trust (NALT)? Established in 1992, NALT is dedicated to preserving and managing open spaces with ecological, agricultural, or historical significance. To date, NALT has successfully conserved over 138,000 acres of land through 574 Conservation Easements across 24 states. Western North Carolina has been a focal point of NALT’s conservation efforts since its inception. As of 2024, NALT has completed over twenty individual conservation easement projects within the Toxaway/Sapphire community, permanently protecting approximately 1,000 acres of land. NALT’s notable conservation projects in Western North Carolina include the Southern Highlands Reserve Native Plant Arboretum, Richland Ridge Trust and Balsam Mountain Preserve.
What is NALT’s role in the Broadleaf Preserve? Will they have a full-time employee? NALT will manage contractors for operations and maintenance of the Broadleaf Preserve as well as oversee the improvements to the trail network and outdoor classrooms and other construction. The initial staffing will be a part-time person gradually growing into a full-time position. One of NALT’s most important goals is conserving land where they can provide educational and recreation opportunities for the local community.
Who will be the owner of the Broadleaf Preserve? The conservation easement property is currently owned by Longcliff Partners. A Donation Agreement calls for the transfer of the land, at no cost, to a NALT supporting organization under Internal Revenue Code Section 509(a)(1). NALT and its supporting organization will be both the easement holder and owner of the Broadleaf Preserve property. Under this agreement NALT will be responsible for managing the improvements and ongoing operations of the Broadleaf
What unique qualities are there in the Broadleaf Preserve? NALT has identified the following conservation values in the Broadleaf Notably, the Conservation Area:
- Contains at least three perennial streams, predominantly surrounded by forested vegetation, thus contributing to the overall health of the Upper Savannah watershed
- Contains over 2,700 feet of stream frontage along Bearwallow Creek, listed as High Quality Waters suitable for natural and stocked trout propagation by the North Carolina Department of Water Quality;
- Contains a large waterfall of noteworthy scenic value (Bearwallow Falls);
- Lies directly adjacent to Gorges State Park, a newly acquired 8,000 acre natural area containing over 120 species of rare plants and animals;
- Contains intact examples of at least two natural communities: Southern Appalachian White Pine Forest and Montane Oak Hickory Forest;
- Contains Blue Ridge Table Mountain Pine-Pitch Pine Woodland, a globally ranked natural community considered rare due to its restricted range;
- Provides the natural ecological requirements for at least 87 species of plants;
- Contains the state-listed Significantly Rare Large Purple fringed Orchid;
- Contains three North Carolina Plant Watch List species: Biltmore Carrion-flower and Turkey Beard, both considered rare within the state;
- Contains the regionally rare Dwarf Huckleberry;
- Contains habitat that could potentially support at least six rare plant and animal species known from the adjacent Gorges State Park; they are: Southern Appalachian Woodrat, Southern Oconee Bells Mountain Witch Alder, Southern Appalachian Salamander, Common Raven, and Swainson’s Warbler;
- Provides suitable habitat for, and is occupied by wildlife species such as Bobwhite Quail, Black Bear, Ruffed Grouse, White-tail Deer, and Wild Turkey; and
- Protection of the Conservation Area will contribute to the policies and goals of the North Carolina “Million Acre Initiative.”
What improvements will be made to the Broadleaf Preserve? Improvements will include over three miles of new and refurbished walking trails, elevated boardwalks, three outdoor classrooms/picnic shelters, an overlook platform at Upper Bearwallow Falls, educational signage, a pollinator meadow, benches, permeable paving parking and a composting toilet.
How does the Broadleaf Preserve benefit the broader community? An easily accessible public outdoor space is a desirable amenity for every community, and also why Longcliff Partners elected to transition the conservation easement from private to public use. Through an agreement with HTF and NALT Broadleaf Preserve will be a unique public outdoor gathering space for Upper Transylvania County residents and visitors.
What are the key milestones for the permanent establishment of the Broadleaf Preserve? The three parties involved in the creation of the Broadleaf Preserve are Longcliff Development Partners, NALT and HTF. Longcliff Development Partners is the current landowner, with NALT holding the conservation easement on the 44 There are five steps to create the Broadleaf Preserve:
- Execute the Memorandum of Understanding between the three parties.
- Execute the Land Donation Agreement between Longcliff Development Partners and NALT.
- Complete the HTF Capital Campaign to raise monies for improvements to the Preserve.
- Complete the land donation to NALT.
- Complete the Broadleaf Preserve improvements.
Why does the Village at Longcliff want the Broadleaf Preserve to be open to the public? From the very early conversations about the Longcliff Village property and the 44 acre conservation easement, the Longcliff Village developers wanted the easement to be a public gathering space for the broader community. By creating a separate non-profit entity to manage and maintain the Broadleaf Preserve, the Preserve will not be subject to fluctuations in the real estate market or pressure from the Longcliff Village POA. The public Preserve will reinforce the community spirit of the Longcliff Village.
Compare Gorges State Park and Panthertown with the programs provided by NALT at Broadleaf Preserve? Each of these outdoor locations offers unique complimentary experiences. NALT’s highest priority is providing public outdoor education utilizing conservation land. Broadleaf Preserve is not a challenging hiking destination, but it does offer convenient access to walking trails over gentle topography. The Broadleaf Preserve will offer programs that are tailored to the needs of our local schools and non-profits. There are also future plans to offer a Master Naturalist Program which is a volunteer- based wildlife and natural resource-based training program.
What is the status of the Longcliff Village development? Longcliff Village is under construction and has completed over $1.1 million in road and infrastructure improvements since June 2024. All design, engineering and permitting are complete. Home construction is anticipated to begin in May 2025.
What improvements will be made to NC 64 for traffic management? Longcliff has an approved permit with NC Department of Transportation for traffic improvements at the main entrance. NC 64 Improvements include a westbound left turn lane into Longcliff Village and an eastbound right turn deceleration lane into Longcliff Village. There will be a left turn vehicle staking lane for left turns from Longcliff Village onto the NC 64 westbound
Does the Longcliff Village Development include plans for workforce housing? Workforce housing is being considered but it will not occur in Longcliff Village. HTF has a representative on the Housing Assistance Corporation, a non-profit organization committed to providing safe and affordable workforce housing and housing for persons of limited income. HTF is currently helping examine alternatives throughout the region and interacting with regional, state and federal authorities as well as builders and developers.
OWNERSHIP
What is the Longcliff Developer’s role in the Broadleaf Preserve? After the transfer of the Easement land to the NALT Supporting Organization, Longcliff Partners will not have any management role in the Broadleaf Preserve. NALT will form a Board of Directors for Broadleaf Preserve with representation from NALT, the Village at Longcliff, HTF and community members. By covenant, Longcliff residents and retail businesses will contribute annually through their POA to the Broadleaf Preserve operations, as well as a one-time real estate transfer fee of $1,000 for commercial parcels and $500 for residential parcels will be collected at the initial closings of property at Longcliff.
Is there a document that will establish the responsibilities of the parties and the limits of their control on the Broadleaf Preserve? The Memorandum of Understanding and the Donation Agreement are very specific about the use and responsibilities of the parties. At the completion the land transfer from Longcliff Development Partners to NALT all operations and programing will be the responsibility of the NALT supporting organization including any future fundraising that might be required.
Will the Broadleaf Preserve remain open to the public in perpetuity? The Broadleaf Preserve will be open to the public for perpetuity. The Preserve is completely separate from the development of the Village at Longcliff. Preserve maintenance funding will come from the Broadleaf Preserve endowment, ongoing NALT fundraising and development fees from the Village at Longcliff.
Will you have to go through the Longcliff Development to access Broadleaf Preserve? There will be a permanent recorded easement through the Village at Longcliff property which will allow permanent access to the Broadleaf Preserve.
FUNDING
Is there a detailed multi-year budget for the Broadleaf Preserve? How was the budget established? HTF has developed a multi-year budget for the capital improvements to, and maintenance and operation of the Broadleaf Preserve. The budget was developed with the assistance of local trail builders, contractors and NALT. A summary breakdown of the fund-raising goal is as follows:
Trails, Educational and Recreation Features- $1,000,000
Design, Engineering and Legal- $ 230,000
Endowment to Support Management and Programming- $1,000,000
Why is HTF seeking private funds for the Broadleaf Preserve? HTF and the Longcliff Development Partners want the Broadleaf Preserve to be a community resource free from any future encumbrance or connection to the real estate development of Longcliff Development Partners or the Longcliff POA. The ownership, improvements and management for Broadleaf Preserve is being structured to be a benefit to the Toxaway/ Sapphire communities. Longcliff Partners are donating the land, at no cost so the Preserve can be publicly accessible, and are contributing annual funds to support maintenance and educational programs. HTF also will be seeking public grant funds for the Broadleaf Preserve.
What is the purpose of the Broadleaf Preserve Endowment? The Broadleaf Preserve Endowment will provide an ongoing funding source for maintenance and educational
Will the Longcliff Developers provide funding for creation of the Broadleaf Preserve? Yes. They will be significant contributors to the Broadleaf Preserve Capital Campaign and will convey the 44 acres under the conservation easement to NALT to ensure that the Preserve land will remain accessible to the public.
What is the minimum funding necessary for the Broadleaf project to go forward? HTF is confident that the fundraising target of $2.3 million is achievable through a Capital Campaign. We will be evaluating progress every six month to determine if adjustments are needed to the scope of the capital improvements.
What happens to the donor gifts if the Broadleaf Preserve does not go forward as envisioned? If the Broadleaf Preserve cannot move forward as envisioned any donation that has been received will be returned and any pledges will be considered void.
What happens to the donor gifts if the Longcliff Village development does not go forward as envisioned? The Broadleaf Preserve will be completely independent of Longcliff Village and therefore is not dependent on the success of the development. Should market conditions occur that impact the viability of the Longcliff Village development we would evaluate the path forward for the Broadleaf Preserve.
OPERATIONS
Will the history of our communities be recognized in the Broadleaf Preserve? There will be a history wall constructed that will honor the families that settled this region and continue to play an active role in our community.
How much parking will be provided in the Broadleaf Preserve? One acre of permeable paving parking is allowed in the Broadleaf Preserve under the stipulations of the conservation easement to accommodate passenger vehicles and school buses.
Will there be areas for cookouts in the Broadleaf Preserve? Cookouts or open fires will not be permitted in the Broadleaf Preserve.
Will there be any major land clearing in the Broadleaf Preserve Conservation easement? No, the easement does not allow for clearing of land, however the Broadleaf Preserve will have an open pollinator meadow that will support native pollinator species such as bees, butterflies, moths, etc.
Will there be any admission cost to the Broadleaf Preserve? Access will be free and open to the public.
Will dogs be allowed in the Broadleaf Preserve? Will there be dog waste stations? Dogs will be allowed, on leash, in the Broadleaf Preserve and pet waste stations will be provided.
Will Broadleaf Preserve connect to Gorges State Park? The Broadleaf Preserve is bordered by Gorges State Park and separated by Bearwallow There are no plans to make a direct pedestrian connection to Gorges State Park.
Is there any plan for a community garden in the Broadleaf Preserve? Not currently.