Wants help to reverse Tuesday night’s rezoning
To the editor:
I’m looking for help and I’m not sure where to turn. My name is Michael Wysocky and I live at 5213 Trophy Trail. Wake Forest, NC 27587. I am writing because I attended tonight’s (Tuesday’s) Wake Forest Board of Commissioners meeting in opposition of Case RZ-16-05, a rezoning permitting a gas station, which considered a request filed by Jim Adams to amend the existing conditional use permit RZ-07-03 for 2.9 acres, currently zoned as FLEX (conditional use neighborhood business) property. This has been a debated topic for many years and each time it has been denied by the Wake Forest Planning Board and the Wake Forest Board of Commissioners.
Most recently, those opposing the rezoning of the property attended the Wake Forest Planning Board meeting on May second. Many neighborhood residents, as well as residents from neighboring developments, raised various concerns including increased traffic congestion, crime and safety, community well water contamination, environmental and wildlife endangerment, and the negative impact on adjacent property values. The planning board was deeply concerned about the potential for contamination to the community water supply as well as increased traffic concerns.
Regarding traffic, the one fact that appeared to stand out the most is that the NC Department of Transportation has confirmed the intersection far exceeds its current capacity. At rush hour, there are an average of 1,475 cars that pass through the intersection of Burlington Mills and Ligon Mill, each two-lane roads. There have been at least 42 accidents there in the last five years. The DOT does not have the funding or future plans to make road improvements or widen the road. Any gas station, convenience store, or other “in and out” business will only add to the congestion and an increase of potential accidents.
Personally, the most important issue is the community well that supplies water to the neighborhoods of Deer Chase, Whippoorwill, and Richland Creek Church. There are seven dedicated wells in the immediate area that support these communities and church. There is a pond that feeds the ground table within 200 yards of the proposed rezoning location with a concern that a gas station could potentially contaminate our drinking water.
The response from a town commissioner, not on the planning board, was a written assurance of the precautions taken to help prevent contamination, yet no statistics were given for 100 percent assurance that our one source of water for daily use will absolutely not be at risk. The Wake Forest Planning Board unanimously voted against the approval of rezoning the property heavily weighted due to the risk of potential water contamination.
After the planning board unanimously voted against the rezoning, I was informed that the Wake Forest Board of Commissioners was proceeding forward and on the May 17th meeting would be reviewing the recommendation of the planning committee and would be voting on the rezoning.
At tonight’s meeting, the board voted against the concerns of the residents and the planning board. They voted 4 to 1 in favor of rezoning the property, citing that rezoning would require “the gas station” to pay for the enhancement and widening of the roadway.
For those attending in opposition, this was very difficult to absorb. From the beginning, this was not about the ability to develop the property as FLEX space to accommodate a development such as a bakery, child care facility, doctor’s office, tax preparation office, or veterinary clinic. This was about blocking a gas station.
We put our trust in the Board of Commissioners to hear our voice on important issues. Commissioners attended the planning meeting and heard the concerns of the residents. The City of Wake Forest hires city planners who carefully review submissions for rezoning and hold public hearings. They listened to the residents and took their concerns into consideration before voting. Their vote for or against rezoning was passed along to the commissioners.
Commissioners are not necessarily engineers who carefully consider the plans and concerns. In tonight’s case, the commissioners acknowledged that the planning board unanimously voted against rezoning, but still chose to focus on how a potential gas station would result in the requirement of the potential buyer having to pay for the enhancements and widening of the roadway. They voted 4 to 1 in favor of rezoning the property to allow a gas station.
As a resident whose backyard with my children’s swing set and family pool is directly adjacent to the property in question, I clearly do not understand why residents would not be given the opportunity to speak at the Board of Commissioners meeting. I do not understand why the commissioners did not take into account the recommendation of the planning board who carefully reviewed and voted on the rezoning request.
Businesses rated as FLEX would require the same stipulation to enhance or widen the roadway. It seems the proposed rezoning by the land owner is to sell the property to be developed as a gas station and the focus was to provide final approval to do so.
I am looking for help to interview residents, members of the planning board, and commissioners followed by a published article related to the facts. The Board of Commissioners turned their backs on the residents and planning committee and most certainly did not allow our voice to be heard.
Thank you for your time and consideration. This issue is extremely important to the residents who showed up in opposition and we greatly appreciate your support.
Michael Wysocky
Wake Forest
Commissioners disregarded the facts
To the editor:
I live at 5217 Trophy Trail in Wake Forest with my husband and two young children. It was recently brought to my attention that the owner of the lot behind our house had asked to have it rezoned for a gas station. When we bought our home, we obviously knew that the lot would eventually be developed, but the zoning seemed appropriate. It included cafes, bakery, hair salon, veterinary clinic with no outside runs, offices, etc. Since our lot backs up to it, we were comfortable with any of the above.
We received a letter stating that the Wake Forest Planning Board would meet in early May to discuss adding gas stations to the zoning, so our neighborhood sprang into action. We created a petition, gathered data for the meeting to present to the board, and rallied as a community to oppose this change in zoning. At the May 3 meeting, the board heard several people speak of their concerns, including: Safety, potential crime, traffic, environmental, community well and water, and property values. The board unanimously voted to deny the request. The board passed this recommendation to the town commissioners who met on May 17. The residents were not given an opportunity to speak, present the petition, or have any part of the meeting. In a matter of minutes, the commissioners voted 4-1 to approve the rezoning.
As a resident of Wake Forest, I am appalled that the commissioners would not listen to their planning board’s recommendation and the concerns of the residents who will be affected by this decision. What is the purpose in a planning board if their recommendation can be shot down so easily? And why would the commissioners not want to hear from residents whom this will directly impact? Since when does money trump children’s safety and health?
There has been much research done around gas stations and the effects they have on people living around them. The University of Murcia reported that “Some airborne organic compounds- such as benzene, which increases the risk of cancer- have been reported at petrol stations above the average levels…” . The Occupational and Environmental Medicine Journal reported that studies have shown a clear association between exposure to benzene and acute leukemia.
In addition to health concerns, there are safety concerns. The local police department reported that two gas stations within a five-mile radius of our home have had 21 calls to police within the past month for things such as trespassing, fraud, refusal to leave, security checks, and drugs. I worry that a gas station will put my family at-risk for increased foot traffic and ultimately crime.
Our community is on a well. We are extremely concerned about ground contamination. Our wells feed our neighborhood, Whippoorwill Valley, and Richland Creek Church.
The traffic is an issue at the intersection of Burlington Mills and Ligon Mill Roads. Almost 1500 cars pass through the intersection at rush hour and the Department of Transportation states that it is way over capacity already. A gas station will obviously increase the amount of traffic and potential accidents, as well.
We want a STOP to this. We are asking for help in reversing this poor decision. By not listening to the facts and blatantly disregarding the board’s recommendation, the commissioners have put our family and neighbors at-risk.
Laura Inscoe
Wake Forest
