Wednesday, September 10, 2025

🧱 Factions of Self-Preservation 2: Locked Out

How Land Use, Zoning, and Housing Policy Protect Territory Instead of Serving People

 


 

⚡ Headline Insight:

Housing is being weaponized — not to shelter people, but to keep the structure of power in place.

 

📈 Anchor Statistic:

57% of Hickory renters spend over 30% of their income on housing. That threshold is considered "cost-burdened" by federal standards — meaning the majority of renters are financially stretched just to stay housed.


🔄 System Overview: What Keeps People Locked Out?

In Catawba County — and especially in Hickory — the housing conversation is framed around affordability, but the real problem is access. Behind the curtain of policy and zoning lies a system that isn’t designed to meet the needs of working families, young adults, or low-income renters. It’s designed to preserve property values, enforce class boundaries, and avoid disruption to those already comfortable.

Housing policy in this region functions like a gated pipeline: it lets in what reinforces stability, and locks out what threatens the existing order.

Let’s break down the key barriers:


🏡 1. Rental Vulnerability: Always on the Edge

Renters are systematically disadvantaged. They lack the protections, leverage, and stability that homeowners enjoy. Yet over 40% of Hickory households rent, and many live one unexpected expense away from eviction.

• Evictions are disproportionately concentrated in lower-income census tract.

•  Rental property inspections are inconsistently enforced, often weaponized against the tenant rather than the slumlord.

• Large property ownership groups buy up multi-family units, raise rents, and churn profits without reinvestment in the community.

Imagine living in a house where the floor could collapse at any moment — and the city’s first response is to fine you, not the landlord.


🏢 2. Zoning Exclusion: Built to Keep People Out

Zoning laws dictate what gets built and where. In Hickory, these laws function as invisible fences:

• Vast sections of the city are zoned for single-family homes only, preventing multi-family or affordable developments.

• Accessory dwelling units (ADUs), mixed-use projects, and mobile homes are restricted or heavily regulated.

• Developers seeking to build workforce housing are often stalled by neighborhood resistance or policy gridlock.

This results in a paradox: there’s not enough housing, yet we block the kind we actually need. It’s like watching someone drown and refusing to toss a floatation device because it’s the wrong color.


📋 3. Tax Policy & Speculative Ownership

While homeowners fight rising tax assessments, others are leveraging the system for gain:

• Speculators buy property not to live in, but to sit on it until values rise.

• Corporate landlords benefit from economies of scale, inflating market rent.

• Tax appeals are often successfully navigated by wealthier property owners, while average homeowners foot the bill.

The land becomes an investment portfolio — not a place to live. The goal becomes profit, not community.


⚠ Code Enforcement Imbalance

In theory, code enforcement ensures safety. In practice, it too often targets the powerless:

Renters in aging properties face violation notices without support for remediation.

Homeowners in legacy neighborhoods are cited for overgrown grass while high-end developments are ignored.

It’s enforcement for show — not for equity.


🏛 Who Benefits — and Who Pays?

Who Benefits?

• Wealthy homeowners whose neighborhoods remain undisturbed.

• Developers who profit from luxury projects while avoiding affordability requirements.

• Political leaders who appease voters by "protecting home values."

💸 Who Pays?

Renters facing rising costs and unstable living conditions.

• Young adults unable to find starter housing.

• Seniors aging out of homes with nowhere affordable to downsize.


🧠 Reflective Prompts

1. Why are “starter homes” still being built, yet not affordable?

Yes, starter-style homes—like those in DR Horton’s The Hamptons at Hickory—exist: compact, single-family floorplans on modest lots priced from around $325,990 to the mid-$400Ks. They’re built, sure—but only households in or above the upper middle-income bracket can afford them. So while starter-style homes exist, they are far from starter‑affordable

 

2. What happens when the people who work here can’t afford to live here?

That creates two cascading effects:

· Economic drain and commuter fragility: Workers — especially those in service sectors — end up commuting from farther away, increasing burnout and reducing civic ties.

· Talent erosion: Younger, mid-skilled workers leave for more affordable markets, while low-wage immigrants or older residents fill immediate labor gaps, entrenching a cycle of slow decline.

There's precise evidence on other NC regions, but Hickory mirrors this: aging in place and growing immigrant communities fill gaps, while the working middle rushes outward.

 

3. If every city council member had to rent for a year, would zoning change?

Probably—but unlikely in Hickory. Council members here are predominantly long-settled, homeowners aged 50–80, with deep neighborhood roots. Our ward-based voting system reinforces that comfort, not just in age but in asset protection. It’s unlikely zoning reform happens without an external shift, not a theoretical rental experience.

 

4. Is your property value truly worth more than your community’s future?

In a word: no.

Especially if you're local-born, you can’t generate the same equity gains someone relocating from NY or CA can, even in a comparable house. In short:

· Out‑of‑staters can build wealth here in a way locals cannot.

· The system rewards relocation speculation over local sustainability.

· That dynamic is more damaging than it looks—because it steals the bridge to generational equity while masking itself as “cheap living.”

 


 

✅ Closing Thought:

The housing system we have isn’t accidental — it’s designed. Every policy that blocks access, every permit that delays change, and every budget that prioritizes appearance over need is a decision. If we want housing to serve people rather than territory, we must unlearn the habits of protection and relearn the habits of inclusion. Because a city that boxes out its future can’t grow — it can only shrink.

 

Tuesday, September 9, 2025

🌐⭐Hickory vs. Charlotte: The Catawba River Showdown Intensifies⭐🌐

What’s changed since Memorial Day — and why it matters for our region’s future


Opening: Memorial Day to Today

(September 9, 2025) - Back on May 25, 2025, our News and Views feature compared how Charlotte and Hickory frame the Catawba River’s challenges. The piece underscored a central tension: Charlotte’s scale versus Hickory’s sustainability. Charlotte draws more than 120 million gallons a day from the river, driven by rapid growth and urban sprawl. Hickory, by contrast, uses just 12 million gallons a day but feels downstream risks more acutely — sediment, pollution, and equity concerns when big-city withdrawals rise.

That original article argued that without regional fairness, the Catawba would become less a shared lifeline than a contested resource. This update looks at what’s changed in the three months since Memorial Day, and why the stakes for Hickory have only sharpened.


What’s New Since May

1. Statewide Moratorium on Interbasin Transfers

In June, the North Carolina General Assembly passed H850 (Session Law 2025-74), placing a moratorium on new interbasin transfers (IBTs). A companion bill, H694 (Session Law 2025-77), ordered a statewide water-transfer study. This action effectively pauses Charlotte Water’s IBT application to move 30 MGD to the Yadkin-Pee Dee Basin.

What it means for Hickory: The pause buys time. Upper-basin communities now have a window to press for conservation benchmarks, return-flow accounting, and drought safeguards before any IBT proceeds.


2. Water Quality Warnings

This summer, Mecklenburg County issued a harmful algal bloom advisory on Lake Norman, upstream in the Catawba chain. While not Lake Hickory itself, the event underscored nutrient stress across the system.

Meanwhile, Catawba Riverkeeper’s Swim Guide reported a patchwork of safe swimming sites alongside intermittent bacteria spikes. For Hickory families, that means weekly data checks remain essential to know which creeks and coves are safe.

What it means for Hickory: Upper-basin stormwater management, septic upkeep, and tributary monitoring are no longer “nice-to-haves.” They’re frontline defenses for safe recreation and affordable water treatment.


3. PFAS Rule Rollback

In mid-May, the EPA revised its 2024 PFAS drinking-water rule. Strict limits remain for PFOA and PFOS, but compliance deadlines for other PFAS compounds have been extended to 2031.

What it means for Hickory: Utilities have breathing room before mandatory upgrades, but residents face prolonged uncertainty. For an upstream basin like Hickory’s, this is an opportunity to double down on source reduction and pretreatment agreements with industries — cheaper than end-of-pipe fixes later.


4. Regional Planning Front and Center

Charlotte Water’s February 2025 update stressed growth, climate variability, and regulation as drivers of its IBT push. But with the moratorium in place, attention shifts to the Catawba-Wateree Water Management Group and Duke Energy’s basin models. South Carolina also issued new WaterSC guidance this summer, signaling interstate coordination will tighten.

What it means for Hickory: The decisive moves will come not from Charlotte City Council chambers but from multi-state planning tables. Hickory’s voice must be heard there.


Why It Matters

For Hickory, the Catawba River is more than a backdrop — it’s the city’s growth ceiling and identity anchor. A hollowed middle class cannot thrive if its water base erodes. Rising housing costs, stagnant wages, and out-migration already weigh on the region. Add water insecurity, and the Shrinking Center theme grows sharper: when the foundations of community life hollow out, so does opportunity.

Charlotte’s framing of the river as a growth enabler contrasts with Hickory’s insistence on equity and sustainability. But unless these perspectives reconcile, the result is competition, not stewardship. For Hickory, the next decade is about defending its upstream position while proving that conservation, reuse, and fairness can balance growth with security.


Next Steps: What to Watch

Over the next 12–18 months:

· State hearings: Expect NC’s DEQ and EMC to seek basin input on IBT rules. Hickory voices must press for basin-first accounting — conservation, return-flows, drought triggers.

· Quality monitoring: Harmful algal blooms and bacteria spikes will return each summer. Residents should use tools like Swim Guide and support stormwater and septic upgrades in city budgets.

· PFAS engagement: With deadlines extended, upstream cities should lobby for pretreatment partnerships to cut pollutants before they reach the taps.

· Regional alignment: Keep eyes on CWWMG and WaterSC processes. These bodies — not just Charlotte — will shape Hickory’s water future.


Context and Links

Read the full Memorial Day feature here:
👉 Hickory vs. Charlotte: Contrasting Views on the Catawba River’s Challenges

Earlier Hickory Hound articles in this series:
The Catawba River Crisis: Can Catawba Keep Its Water?
The Catawba River Crisis: Foothills Perspective
Can Hickory’s Youth Turn the River Crisis?

 Cheat Sheet, Obscure Words, Phrases, and Acronyms


 

 

Saturday, September 6, 2025

Hickory, NC News & Views | September 7, 2025 | Hickory Hound

 (Podcast coming soon) 

 Just haven't had time to put it together and wanted to get this out here. 

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News & Views 9/7/2025 - Executive Summary & SEO 

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🧠Opening Reflection:

Reflection: DX

I like to say I’m a founding member of DeGeneration X. Not because I’m a degenerate, but because we were the first generation to feel the drift of the Middle Class — what I now call the Shrinking Center.

Sorry Boomers, but you’re from a different planet. There’s an innate lack of critical thought and situational awareness in a good majority of you. The pandemic proved it a thousand times over. I’m not trying to start a riot or rekindle your Woodstock marches. But it has to be said: your generation’s leadership brought the Shrinking Center into being. NAFTA. WTO. The dot-com speculation bubble. The Financial Crisis of 2008. You were the bull in the China shop generation. You broke it. We were left to sweep it up.

I’m a chef by trade, but also a technologist. I can build, fix, and rewire almost anything with computers and electronics. I stay way out in front with AI and push myself to learn something new every day. That drive keeps me restless. I feel guilty if I’m not doing something. I took care of my grandparents until they passed. I took care of my mother until she passed. I do care about people, even if I come across standoffish. That’s because of how many times I’ve been misunderstood, written off, or treated as expendable.

I’m a product of death, divorce, loneliness, and being sold out. And I’ll be honest: that weighs on me.

I did what I was told to do. I went to school. I got the Finance degree — the supposed ticket to stability and respect. That ticket turned out to be worthless. Instead of doors opening, I found myself stuck in dead-end kitchens. You don’t need me to spell out the details. Picture the place where people work while everyone else goes out to have a good time. That’s where I ended up — long hours, low respect, no way out — while others “played.”

That was the core of my frustration. The disrespect of being trapped in work I didn’t love, feeling taken advantage of while my years were slipping away. I didn’t get to live or enjoy a normal life. I had the skill, but the way it was used wrecked the years that should have been my most productive.

That’s not just my story. That’s the story of my generation. Gen-X was told to play by the rules, but the rules were already being dismantled. We were told to trust the ladders, but they’d already been pulled up. We were told to work hard, and we did — harder than most. But the rewards never came.

Instead, we became outsiders. Not by choice, but by betrayal. We watched the Boomers cash out on cheap mortgages and guaranteed pensions while they offshored our jobs and deregulated the economy. They built their lives on stability and then burned the bridge behind them. They told us to trust in the same system they were gutting.

So yes, I am the Creative Gen-Xer. I’ve juggled tech and kitchens, caregiving and hustling, surviving on adaptability and restless drive. But what it feels like is this: we’ve been forced to live the life of outsiders inside our own country. And the insult on top of injury is being labeled slackers, when the truth is we’ve carried more weight with less reward than the generations before or after us.

This reflection isn’t nostalgia. I don’t want the old world back. It’s gone. What I want is recognition: that Gen-X got betrayed. That we were the founding members of DeGeneration X because the middle started to vanish under our feet. And that the Boomers, for all their slogans and movements, were the ones swinging the wrecking ball.

We didn’t choose to be outsiders. We were forced into it. And we’re still here, still  standing, still remembering. 

  D-Generation X Classic Green Logo Graphic' Unisex Crewneck Sweatshirt |  Spreadshirt 

Fortune Cookie Says The map they gave you was a lie; walking it still made you stronger.

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 📤This Week:

(Monday) -  The Foothills Corridor: Chapter 8 - Why Foresight Matters in Forgotten Places - 9/1/25 - Foresight isn’t a luxury in the Foothills Corridor—it’s survival. Chapter 8 explores why long-term thinking matters most in forgotten places, where short-term fixes have drained resilience and delayed renewal. From signal-tracking to scenario planning, foresight is the hinge between decline and reinvention.

 

 (Tuesday) -  Dear Rachel – Episode 5: Clocked In, Clocked Out - 9/2/25 -  Last week, Norman “The Normie” Harcourt told listeners that life is wonderful if you just work harder, plan smarter, and invest wisely. This week, callers push back with stories from the unstable edges of the modern economy—where grit alone isn’t enough. 


(Thursday) - Factions of Self-Preservation 1: The Cost of Control - 9/4/25
Catawba County and the broader Foothills region are mired in a quiet turf war — not over policy, but over power. This lead article in the Factions of Self-Preservation series exposes how duplicated systems, administrative silos, and ego-based governance waste tax dollars and block needed reform. When institutions prioritize control over collaboration, the public loses.

 

(Friday) - The Foothills Corridor: Chapter 9 - Separating Hope from Noise - 9/5/25 - In Chapter 9 of The Foothills Corridor, we confront the discipline of discernment. Rural regions like the Foothills can’t afford empty gestures or civic theater. This chapter shows how to filter hype from true signals—choosing what deserves energy, investment, and momentum. Hope is not a feeling; it is a choice.

 

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 ⭐ Feature Story ⭐

 Holding the Middle: Defining Hickory’s Shrinking Center

When I talk about “The Shrinking Center,” I’m not reaching for some abstract theory. I’m naming what people here feel in their bones: the middle that once held our towns together is thinning. Not gone, not beyond saving—but no longer something we can take for granted.

We’ve already met some of its faces through the archetype series we introduced. The Laid-Off Millworker who gave thirty years and got three minutes’ notice. The Forgotten Graduate who did everything right and still ended up bagging groceries. The Grandmother Who Stayed, keeping her house as the last stable landmark on a block where most everyone is now strangers. These aren’t just profiles. They’re signals. They tell us what has been lost, what remains fragile, and what still might be rebuilt.

This week, I want to step back and explain what this series is trying to do. We’re going to look at the Shrinking Center not only as a collection of stories, but as a system—economic, cultural, and political—that shapes the lives of the people who call places like Hickory home.


This Week’s Feature Story

The phrase “Shrinking Center” describes the slow erosion of the space where stability used to live. Economically, it’s the middle-class job. Culturally, it’s the shared spaces where memory and identity were reinforced. Politically, it’s the willingness to compromise and plan for more than the next election.

In Hickory, this erosion was sharp. Between 2000 and 2009, the region lost more than 40,000 manufacturing jobs. Whole sectors—furniture, textiles, hosiery—collapsed. Unemployment spiked over 15 percent during the Great Recession. The Laid-Off Millworker represents this collapse: loyal, skilled, but discarded without ceremony.

Recovery came, but it was uneven. Fiber optics provided a new industrial anchor. Companies like CommScope and Corning now produce nearly 40 percent of America’s cable. Yet this recovery didn’t restore the old middle. The new economy runs leaner, more automated. Wages haven’t kept pace with costs. That’s where the Modern Worker lives—piecing together shifts, side gigs, and contracts in a system that offers no ladder to climb.

At the same time, Hickory’s cultural commons have frayed. Churches attendance is way down. Libraries have struggled with the advent of the digital age. The local newspaper has been outsourced. Families have been scattered. What holds a community together when the institutions of memory fade? For some, it is The Grandmother Who Stayed, a quiet anchor who keeps Sunday dinner alive and reminds younger generations of their roots. For others, it is only The Ghost, the lingering absence of a world that once promised stability and order.

The Shrinking Center is also political. Decisions were not made in some distant capital alone—they were made here. The Outsourced Executive who signed the memo but stayed in town. The Property Developer who quietly acquired half the block, profiting in both decline and revival. Power did not vanish; it shifted into fewer hands, often with less accountability.

And then there are the human consequences. The Evicted Tenant who worked, paid rent, and played by the rules—but still got pushed out. Her wages never kept pace, because employers kept filling jobs with lower-paid immigrant labor, undercutting both pay and experience. She wasn’t a failure. She was priced out of her own life by a system designed to extract rather than sustain. The Addicted, who started with a back injury and a prescription bottle and now lives under a label instead of support. These are not side stories. They are the cost of allowing the center to shrink unchecked.

Yet even here, there are threads of renewal. The Young Returner comes home not out of failure but because of family roots. He sees possibility in land, in community, in memory. His choice embodies the question at the heart of Hickory’s Shrinking Center: will this remain a place people leave behind, or can it become a place people choose to rebuild?

The Shrinking Center is not just about decline. It is about the tension between fractures and resilience. It is about whether new anchors—fiber optics, civic renovation, return migration—can generate circulation strong enough to support a broad middle, or whether opportunity will remain concentrated in a few hands while the rest survive on the margins.

This series will explore those dynamics—how economics, culture, and politics interact to shape who gets to stay, who gets pushed out, and who finds a foothold in what remains.


This Matters

The archetypes matter because they remind us that none of this is abstract. Communities like ours are not just numbers on a chart. So many people are struggling to piece things together and hoping to build towards something better.

So many Extractors have taken value out of this place and the people who stayed are living with the mess they left in their wake. People like The Witness—the lower working-class person, many times a minority, remember what others would rather forget. These people couldn’t afford to leave. It’s about impossible to uproot yourself and move to a Metropolitan area if you don’t have the funds. So many of these archetypes are warnings and they are also lessons to learn from.

The Shrinking Center is fragile, but it is not finished. What happens next depends on whether we keep ignoring the signals, or whether we finally decide that the people in the middle are worth fighting for.

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File:Greek lc alpha.svgMy Own Time Ω

"The Shrinking Center” captures how Hickory, NC and similar towns have seen their middle erode—economically, culturally, and politically. This four-week News & Views series will expand on earlier archetypes, connecting data, lived experience, and civic stakes. Each week explores one lens of decline, with the final installment pointing toward renewal.

Week 1 — Socioeconomic: Working but Struggling
Hickory lost roughly 40,000 manufacturing jobs between 2000 and 2009, and median household income now sits about 25 percent below the national average. Service work and gig labor have replaced stability, while housing affordability is pressured by retirees and remote workers. Archetypes such as the Laid-Off Millworker, the Modern Worker, and the Forgotten Graduate show the paycheck problem in human terms.

Week 2 — Cultural: Losing Our Commons
Cultural anchors are fragmenting. The Hickory Daily Record prints only three days a week. Historic landmarks like the 1859 Café are gone. Institutions such as the SALT Block or symphony remain but attract segmented audiences. Without shared commons, civic memory weakens. The Grandmother Who Stayed, the Ghost, and the Immigrant illustrate what happens when cultural identity erodes.

Week 3 — Political: Fragmented Power
Local governance is marked by duplication, zoning exclusion, and reactive planning. Yet the 2014 $40 million bond—leveraging $846 million in private investment—shows what coordinated strategy can achieve. Still, turf wars and defensive mindsets dominate. The Outsourced Executive, the Property Developer, and the Institutional Lifer personify a system that circulates but rarely steers.

Week 4 — Steering Toward Better Outcomes
The final feature synthesizes the three lenses. Risks include youth outmigration, housing pressure, and over-reliance on fiber optics. Cross-dynamic levers—housing policy, workforce alignment, and broadband as infrastructure—offer possible routes forward. Archetypes such as the Evicted Tenant, the Witness, and the Young Returner frame the choice: allow fracture to deepen, or rebuild a center that holds.

This series builds a layered civic narrative: paycheck, memory, power, and future. It challenges Hickory to reckon with fragility and imagine a better course.

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 🕰️ In Closing:

 Haiku:
Four roads converge here:
Paycheck, memory, power, choice—
Will the center hold?

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Fortune Cookie Message distilled from these News and Views:

  The Shrinking Center is fragile, but not finished. Renewal waits in recognition.

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 Index of past News and Views - 2025