How do you view the town’s growth?

Another question from a reader, David Crank. “How do you reconcile personal property rights against the many diverse opinions from the public about land use, development, restricts, etc.? He went on to amplify the question: “I read many comments about how commercial property landowners should not be allowed to develop their land because Wake Forest is already too crowded, etc.

“I have also talked to small business owners that think Wake Forest makes it way too difficult to build a commercial building or start a franchise within town limits.”

You might answer the following questions along with the comments posed by the reader.

** How would you balance the right of a property owner or buyer to use their land to make money with safeguards set by state law and local ordinances and the problems of providing infrastructure and services: roads, schools, police, fire protection, parks, and greenways? Most major roads are state-owned and the Wake County Public School System decides where to build schools and the attendance area for each school. Neither the state nor the public school system asks for input from local municipalities.

** Currently on average 63 people move into Wake County each day and 5.5 of those move into Wake Forest (including births). These people need homes and want to live in a town where there are small-town values. Does this statistic enter into your thinking about the town’s growth?

** What considerations would you take into account when considering a new apartment project or a new subdivision? What weight would you give to the planning department’s recommendation? To the possible protests by neighbors or those using the streets?

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The Wake Forest Area Chamber of Commerce will sponsor a candidates’ meet and greet Tuesday, Oct. 22, from 6 to 8 p.m. at the Renaissance Centre. All seven candidates will be at the event during which they will have three to five minutes for a position statement followed by a moderated question and answer period. Afterward there will be an informal meet and greet session with the town residents who attend.

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Election Day for the November Wake Forest municipal elections is Nov. 5 with polls open from 6:30 a.m. to 7:30 p.m. There is no early voting for Wake Forest elections, and you do not have to show an ID to vote in this election.

If you are not registered to vote, the deadline to do so is Oct. 11. You can register to vote online by going to www.wakegov.com, choosing Board of Elections on the first page and Register to Vote on the second. While there you can learn all the other locations in Wake County where you can register.

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Anne Reeve

Not sure how we stop landowners from developing their property. We are still in the USA and if they follow all of the Federal, State and Municipality’s regulations they should have the right to develop their property. I’m sure if those same people want restrictions on development, would have the opposite opinion if the situation were reverse.

The commercial development has been driven by the “needs” of those who have come to Wake Forest. Development usually doesn’t happen if there isn’t a determined need. Developers run demographics on the viability of their proposed business. It is a lengthy process and doesn’t happen overnight.

I have also spoken to small business owners, some resent that they have to follow all the same procedures as any developer. I have heard from some that it is hard; I’ve heard from some that compliment our Planning Staff for the way they work with them to accomplish their goals.

NCDOT determines where roads can be located or if a driveway can be cut into an existing roadway. Every applicant for development (residential or commercial) must meet their guidelines for any road construction. Frequently developers are required to add turn lanes at their property entrance to help move traffic.

The Town does provide Police, Fire, Parks, Greenways and other critical services. Developers do their own infrastructure. They also must get permission from the City of Raleigh to connect to sewer and water – all part of the planning process.

Schools are the responsibility of Wake County Public School System-they build the buildings, hire the staff, and make student assignments. The only input the Town has is to review the actual plans for a school. They have to meet Federal, State and Municipality laws.

Recently “Growth” has become a three letter word (NOT here, NOT now).They do not understand what doesn’t happen without growth. You can take a drive of 50-75 miles in any direction from Wake Forest and you will see exactly what happens to a town that doesn’t have growth. There are several towns in NC that have, basically, closed down. The residents have left; new people aren’t moving in; businesses can’t survive; the towns can’t provide the basic services of Police and Fire protection. It is sad to hear of a town shutting down. You ride through the areas and it is blighted and seems lost.

I have lived in Wake Forest since 1987. I have watched it grow from 5,000 citizens to 45,000 citizens. Wake Forest does continue to have the “small-town” feel because of all the efforts to preserve the historical aspects of the area. When my first husband passed away in 1989, friends thought I would move back to Raleigh, but driving to WF every evening gave me the sense I was going home. When I remarried, we chose to stay here. Can’t imagine living anywhere else.

Statics certainly have an impact on what is needed to accommodate those 5.5 people arriving every day. However, planned communities like Heritage and Traditions already know how many houses/apartments/town homes/retirement homes are planned. Often, these new builds are all part of those communities. Their sales staffs are actively seeking developers to complete the community as planned.

The Wake Forest Planning Dept is outstanding. Having worked with them for many years, I know how carefully they review every project that comes before them. There will always be “Not in my backyard” opinions. I’ve been there myself. I am always open to hear from residents. However, it is often impossible to respond to 100+ emails that say the same thing. I need to know about the individual’s problems, not a canned letter. Once I’ve read a “canned” letter, there really is no need to read the others – nothing new, no real substance. But, I have true concerns if the project does actually cause problems with their quality of life.

It seems I get beaten up every week because I try to explain how things actually happen – not some made up idea of how things should happen. I have been involved in the Town since the early 1990s. I wanted to know how things ran; I wanted to know how things happened; I wanted to be a part of how things get accomplished.

f people are really interested in how things work, come to the Planning Board and Town Board meetings. There is serious business taking place. None of us are “on the take” – we love Wake Forest and work hard to make this a great place to live, work and play. I hear some complaints that the job opportunities are not the best, therefore they have to drive to a job. I think they knew that when they decided to settle in this Town. Often, our personal decisions cause us to have to make “things” work. But, we are actively seeking new business and industries to our town. We have a great Economic Development team who are working daily to grow job opportunities.

Chad Sary

Creating opportunities for existing businesses to grow and new businesses to come to our town is certainly a priority.  I would be interested in exploring the creation of an outreach program to regularly hear from our business community to:

• learn about their company and why they chose to be in Wake Forest;
• listen to what their concerns may be; and
• see if where there might be opportunities for improvements.

The value that small businesses play in our local economy is sometimes underestimated but the impact they have is great.  It is very important that we provide the right environment for entrepreneurs to succeed in Wake Forest.

When any new major development or zoning change is being considered, the Board of Commissioners should evaluate the request’s consistency with adopted comprehensive plans. All decisions should take into account the recommendations and strategies of such plans as well as the concerns by adjacent property owners, interested parties, town staff, and advisory boards when making decisions. Development decisions should also consider the impacts on transportation facilities, utilities and protection services.

We should continually search for opportunities to expand on the Town’s greenway and open space system when growth occurs along these corridors.

It is vital to create and foster relationships and have regular communication with representatives from NCDOT and the Wake County Public Schools System to make sure the concerns of our Town are heard and to hopefully have a voice in their decision making process.

Regarding small town values – I guess it boils down to how you define what that is. To me, it’s not a population or demographic statistic, but more about a community’s culture. Personally, I view small town values as being things I learned growing up.  Things such as the value of faith, family, hard work, history and tradition. Growing up in a small town in eastern North Carolina, it was (and still is) the personal relationships and community events that make places special and create that small town feel. These are characteristics Wake Forest has which is why it is such a desirable place to live.

Sean Sullivan

Wake Forest is expected to grow by ~ 2,000 new residents each year. A majority of the jobs coming to our area are in Raleigh, Durham, and RTP.  People moving here, just like many of us when we were starting our careers, will be looking for less expensive housing on a temporary basis initially and then on a permanent basis. At the same time, lifestyles are changing where some generations are not interested in large homes and retirees are looking to downsize. Apartments and townhomes provide the amenities many current and future residents want.

I say this because Wake Forest is in the process of providing additional apartment complex housing options. This does however result in additional traffic volume and the resulting increased traffic issues; I’m afraid they go hand in hand. I know current residents do not like increased development, but with more development comes additional revenues, leading to lower taxes and utility rates. One of the better options is the development of larger subdivisions because developers are required to work out traffic plans.

One thing Wake Forest must continue to emphasize is luring larger companies to our area. These companies would provide local employment and amenities as well as reduce the need for mass transit and reduce the number of commuting cars on the roads.

A positive thing that comes from the increase in population is the increase in small businesses. Families moving to our area will have students looking for first time employment; small businesses help make this entry into the workforce a possibility.

Landowners have a right to get a good price for the sale of their property. Land is becoming less available in our area and it will be harder to attract larger corporations to the area due to restricted space available. One solution, which developers and corporations will tell you, is to build up. Wake Forest needs to consider allowing taller buildings to be built in future development.

Adam Wright

David, thank you for your question. I do not agree that commercial property landowners should not be able to develop their property the way they would like as long as they are building for how the area is zoned. I started a small business and the community was incredibly supportive. So, I understand the feelings that some business owners may have.

Wake Forest needs more jobs and specifically small business jobs. We currently have about 1,200 businesses for 45,000+ people. Our average commute time, according to our 2017 census update, was over 30 minutes. That means that most of us are commuting outside the city for work.

This is why I want to start a small business incubator. Essentially, the city would provide workspace to approved applicants that have basic amenities such as a desk, internet, etc. We can then team up with a program such as SCORE offered through the SBA. This would provide C-level executive guidance at no cost. We would also hold asset fairs where we host the for-profit and non-profit industry professionals together to try and make local connections.

Some of the factors I will consider as part of my smart growth strategy include but are not limited to how will a project impact our school population and how will it change our traffic. The planning department recommendation will not weigh heavily on my decision as we can see how some of their recommendations have such a backlash in the community.

I am running because I want to be the voice of the people. So, if they are unhappy then I want to do what I can to make them happy. Right now our town is still small enough that we can change our course without too much damage. We cannot stop growth, as that could lead to us getting sued, but we can spread it around to areas of town that have the infrastructure to handle it and would benefit from the growth.

Greg Bartholomew

America has always been a land of laws and regulations based on the common good of its citizens. Today, this same principle applies to how we determine locally what is allowed in our community.

Our locally defined regulations put checks and balances on land and property rights. These regulations will not allow uncontrolled commercial development to proceed without governmental oversight. Hopefully, these regulations will be constructed for the good of all our citizens. Some property is purchased on speculation, and some bought with the hope that the regulations in place can be changed.

Most citizens want less government in their lives, but sometimes we need it. I have had several instances when I was not happy about zoning on my properties. But before I purchased, I knew exactly what I could, or could not do. It’s called due diligence. So you do what’s permitted for the common good.

When you propose to build developments that will forever change the character of a community, you can expect pushback from citizens and regulators. That owner may see a loss of his property rights for the common good.

So let’s get down to the real issue at hand; growth. Does Wake Forest continue on its present path, or do we decide to change course now? Yes, I can argue both sides of the growth problem:  pro or no! Right now, I am not in favor of further intense growth until we can find a solution to the current traffic problems. Why continue to add to the congestion?

I once thought that Wake Forest was so pro tree that squirrels and birds were in charge. It sure has changed. It’s Wake Deforest now.

Why do I say that? Look around you people. Literally hundreds of acres of forest are being destroyed, flattened into deserts of dust. Thank you to all the national builders whom have gained permission to plunder our fair city. Why are the builders here? Because somehow we welcomed them with open arms. Take your money and leave and don’t come back! And thank you for the dust, the increased density, the clogged streams, the traffic congestion, the overcrowded schools and the future misery we don’t know of yet.

The builders should have followed the same high standards of construction and development as they did in Heritage. That’s what we want in Wake Forest. Shame on you! In return, yes, we get more tax revenue; but also increased municipal expenses, and higher future taxes to pay for your “growth.” In return, they get the money! As Gomer Pyle would say:  “Thank you, Thank you, Thank you!” Thank you big builders, we’ll never forget you!

Ok, got that off my chest.  Somebody had to say it!

Look, I’m certainly not blaming the residents of the above communities. You saw a great place to live, raise a family, and retire. You absolutely chose correctly to live in Wake Forest. This is an incredible community with deep roots, great people, and a proud history. Wake Forest citizens have this pride that you will soon have. You will feel it.  Just wait! Welcome to Wake Forest and our family. Love it like we do. Our passion is contagious.

I expect that growth will continue in Wake Forest forever. Let’s make it good growth. Not everyone can live here, though they may want to. So if 5.5 people move to Wake Forest per day, that’s about 2000 new residents per year. That represents about 700 new homes per year. Presently there are approximately 3000 homes in the permitting process, with more to come apparently. Who will say slow down?

The Wake Forest Planning Department is very thorough in getting information to the Board. However, the Board members vote based on their personal opinion and input from our citizens.

That’s why you should vote for the candidate that thinks most like you. For you folks who live in the beautiful town of Wake Forest, I plan to do everything I can to mitigate our traffic woes.  It’s a shame for sure. Don’t miss this chance to make your voice known.

I would appreciate your vote on November 5. Also, come and hear what the candidates have to say at the Renaissance Center on October 22 from 6 to 8 p.m.  Thank you for your time.

Jim Dyer

Again, as last week, excellent questions that certainly cause controversy and divisions in our town. Plans for the proposed apartments in Heritage and the new subdivision on Averette Road are just two of the many items currently being discussed and debated. As always, there are at least two sides of the story…and sometimes more!

Developers submit their plans, comply with all due diligence and make sure they’re within the letter of local ordinances. Most often they feel that there are no issues with going forward with their development.

The Wake Forest Planning Department after intense research assures that submitted plans meet all the local ordinances and guidelines. If all the rules are followed they give the ok to move forward.

The big question that always arises is how is this going to affect the immediate neighborhood with values, with traffic and 50 other issues. This is when it’s time for the planning board and commissioners to listen and listen and listen some more to all sides of the plans.

Without exception, the decisions made and finalized will always be controversial and all parties will not agree with the final decision. I believe it’s the role of the board of commissioners to make an effort to get all parties as close together as possible. Which means there’s gonna be some give-and-take on all sides.

One of the questions proposed directly, “Would I always agree with the planning board?” I would weigh their recommendations very heavily but not necessarily always agree.

The bottom line question, what is best for the town and what is best for the immediate surrounding neighborhood?

Can we possibly make everybody happy with the decision?

The board of commissioners should be making decisions that do not adversely affect the quality of life and detract from the core values of our community.

Heather Loftin Holding

Zoning is the important part about land use. If it is zone for commercial verse residential. As long as it is being used within the zoning ordinances then we as a town are forced to use the laws that are on the books. As town commissioners we don’t have the ability to change state laws; however we can advocate for the town and look out for the best interest of the town within the state government. As a town commissioner that is our greatest role from DOT, funding and state laws.

Statistic about our growth is always in the thinking when it comes to projects in the area. I want to make sure that we continue to be ranked national as one of the top places to be. I want the quality of life in this town to continue to grow and allow the opportunity for people to join this vibrant lifestyle the town has to offer. While at the same time taking the necessary steps to think through the strategic plans to allow others to be apart while at the same time keeping the quality of life for those currently here the same.