Tuesday night members of the Wake Forest Planning Board voted seven to one not to recommend the town commissioners approve the Averette-Tryon subdivision plan and were applauded by an audience of Averette Road neighbors.
The commissioners, the planning board members and the neighbors who spoke were, for the most part, not opposed to the plan for the subdivision, which could have close to a thousand homes, but were uneasy about its physical location and downright fearful of its impact on the neighboring roads: mostly Averette Road, but also Oak Grove Church Road and N.C. 98, all two-lane roads.
But Frank “Spank” McCoy, whose six acres in the Rock Ridge subdivision abuts some of the proposed townhouses in the subdivision, came with his own PowerPoint presentation to protest, just as he had protested the Tryon subdivision and filed lawsuits. He identified as an “active member” of Sound Rivers who works to protect water quality in the Neuse River basin.
“My property has one thousand feet of residential single-family rural property impacted,” McCoy said. He said the zoning and annexation maps do not show the stream features and that a tributary to the Austin Creek headwaters does not have buffering protection. He recommended the zoning be changed to general residential three, very low density, or even rural density, lower still.
“You’ve got maximum density smack up against multi-acre rural frontage,” McCoy said, showing a picture that closely resembled the back of the Siena Townhouse subdivision, the view people see from the N.C. 98 Bypass. He earned applause.
Three men from the large lot Millrace subdivision just north of the proposed subdivision spoke. One, whose name was not audible, asked the planning board to focus on the blind curve in Averette Road. “That intersection is very dangerous. You need to get it upgraded to today’s traffic conditions.” He also said the road should be straightened.
Dan Searles focused on runoff because the entrance to Millrace is only a mile from the Wake Forest Reservoir. There are four connected lakes in the subdivision which would not be adequate to retain all the water in a 100-year rain or flood. Greg Hedrick, retired from a water treatment company, offered his services to mitigate flooding and water turbidity that can kill freshwater fish.
Dennis, last name not audible, said he has lived 22 years on NC 96 which will be the eastern boundary of the proposed subdivision. He spoke about a fatal crash near his house and warned that, if the speed limit is lowered to 35 on Averette, people will begin to use NC 96 where the limit might be 55 but they are going faster. “You’ve got to look at me too on the other side of the pond.”
The planning board members and commissioners at the joint public hearing questioned several parts of the plan. Commissioner Brian Pate asked about the county watershed zoning on about 75 acres of the plan before he focused on the blind curve in Averette where, just north, a subdivision entrance is planned. He asked about the intersection at Averette and N.C. 98.
Then Pate went on to fire protection. The town’s last fire station cost $3.5 million, he said. Totaling the number of homes at buildout, he said the resulting fire impact fees the town requires will total less than ten percent of that.
Also, he said, the road improvements needed that would be the responsibility of the state Department of Transportation would likely, if past history is a guide, “get delayed, get unfunded. We’re doing the same thing that has happened to Traditions, South Main” and other needed work.
“This area is not ready for this project,” Pate said and was answered by loud applause.
Member Grif Bond asked if the alleys behind the townhouses – the Unified Development Ordinance calls for all townhouses to be rear-loaded with parking and garages in the rear – would be wide enough to be serviced by the Republic garbage trucks.
Later he said that there would be close to a thousand housing units on the edge of the fire service district where a response time of eight or nine minutes could be expected. “The infrastructure is not there for a full response.”
Member Karlene Turrentine asked about the annexation and about changing the boundaries of part of the watershed for the future Little River Reservoir, which is part of the plan.
The plan surely would be great in a perfect world, Commissioner Liz Simpers said, but she worried about that many cars on that road.
Commissioner Anne Reeve also was concerned about the rear-loaded townhouses, saying it will be “hard if not impossible for a fire truck to get into” alleys where there are parked cars and garbage trucks.
The spokesman for the engineering firm, Tommy Craven with Priest Craven & Associates, said the subdivision would add $320 million to the town’s tax base. The plan calls for improvements in the City of Raleigh water and sewer infrastructure, 66 acres of undisturbed open space, and 50 new homes that would cost between 80 and 120 percent of the local median family housing cost, or between $74,000 and $110,000.
Rynal Stephenson with Ramey Kemp, the town-hired traffic analyst, said there would be 494 cars entering the subdivision at the evening peak hour and 292 leaving in the morning. He said it was a wonderful subdivision because “there are multiple ways for people to go.”
Later Stephenson said there would be low traffic volume on Averette. “Even with buildout it’s going to be under capacity.” That brought on a roar of disapproval.
When it came time for a vote, member Joe Kimray said, “For me, there are too many questions. The road will not support this development.”
“I don’t feel this area of town can support this size of development,” member Karin Kuopas said.
“I don’t think the infrastructure will support this,” Thorsten Hamp said.
Member Colleen Sharpe was the only vote for the subdivision after making the motion to approve. Kimray’s motion to deny was approved seven to one. All the planning board members attended but member Chuck Moseley left before the hearing ended.
The planning board approved the updated Comprehensive Transportation Plan unanimously.
