February 21, 2007

Published in Wake Forest, NC

            The developers are offering a payment of $500,000 to the town to build a road that would eventually connect to one on the Heritage High School campus. They want 100 water taps (building permits) a year, two-and-a-half times the standard water allocation of 40 taps.

            In December, the CPC – Commissioners David Camacho and Frank Drake and planning board members Bob Hill and Kim Parker – turned down a slightly different proposal, one without the money, for the Seawell property because there was just one access and, as Camacho said, there did not appear to be benefits for the town.

            Tuesday morning Richard Westmoreland with the Greensboro office of Rhein Interests, land developers, and Thomas F. Craven of Priest, Craven & Associates in Raleigh, planners and engineers, offered $500,000 to the town to build a second access as well as a change in the greenway dedication and increased open space with the elimination of seven units.

            The half-million would help build a half-mile of Heritage Branch Road from the original stub-out at the property line and eastward through a tract the town owns to the western edge of Smith Creek.

            Craven said the cost of that half-mile of road would be about $750,000, and Planning Director Chip Russell said it would cost between $1 and $1.5 million to build the bridge over the creek and connect the road to its eastern end, which is being built as part of Heritage High School.

            Heritage Branch Road is now stubbed out. It provides access for The Crossings at Heritage, one-story senior apartments, and the Kids are Kids daycare center.

            “The private contribution of half a million is a pretty substantial benefit to the town,” Craven said. “We want them [the water taps] quicker. We can’t wait the length of time it would take to do this at forty taps a year.”

            Craven noted that the tax value for the townhouses versus the tax value if the land were developed for single-family homes would be nearly twice as much, an estimated $103 million against $53 million.

            He also said the road linking the two parts of Heritage Branch Road along with the bike lanes, sidewalks and greenway would provide loops for a variety of activities and transportation: walking, hiking, biking and driving.

             For two hours, the four committee members offered suggestions, questioned the developers, looked at different ways to provide a second access, and debated whether the town should spend the money to complete the road when there are other pressing transportation needs.

            Drake finally moved to deny the request because the half-million will benefit the town “only if we can pony up a mill[ion] of our own. We have to put up twice that amount to realize any benefit. There are other things that I think are crying louder.”

            He also said that the extension of Heritage Branch would only be a back exit for the townhouse development and the school.

            “I’m really conflicted,” Camacho said. He leaned across the table and said to Drake, “I buy into your argument,” but he went on to say. “We don’t get these kinds of opportunities often. When they come along, I really hate to just say thanks but no thanks. That’s what’s tearing at me to go along with your motion.”      

            There is no shortage of opportunities, Hill said. “When you’re in demand is when you’re able to raise the bar.” He also said he was somewhat conflicted.

            In the first vote, Drake and Parker voted yes to deny the request, Camacho and Hill voted  no, against the motion. The same vote with different motions was repeated twice.

            After the third vote, Russell suggested sending it forward, either to the five town commissioners for a decision on the water allocation or through the usual planning process – staff review, public hearing, planning board and town board – which would involve a traffic study.

            Later in the morning, Craven said they would apply to be on the agenda for the town board in March.

            The property is in the town’s extra-territorial jurisdiction and is zoned rural holding. Andy Ammons as Ammons Property, a limited partnership, purchased it from the Seawell heirs in 2006.