Knightdale Town Council Meeting

Hello. Thank you. Good evening everyone. Welcome to our September town council meeting. Thank you so much for joining us. We appreciate you being here. We are going to we are going to go ahead and get started. Uh we are going to start with our invocation. Mayor Pro Tim Evans.

I invite you all to pray with us as you so choose. Heavenly Father, we come this evening asking for your intervention in the business that we conduct on behalf of the town of Nightdale. We ask that you provide us with the discernment in making the decisions that are best suited for our entire community. Remove any bias or any prejudice that we may have towards decisions that are made that they be that they may be for the fulfillment of our community. Lord, we ask for special protection upon all those who serve and put themselves into the position of taking care of others. For these things we ask this evening. Amen. Amen. All right. Tonight we are pleased to highlight the Nightdale High School student council. Student council at Nightdale High School is the voice of the student body. They work to build school spirit, to

strengthen leadership, and to create a positive culture through service, events, and advocacy. By planning activities, representing student concerns, and supporting the community, the student council strives to make Nightdale High the best place it can be for the students. So tonight we welcome Alexandra, a sophomore at Nightdale High School and an active general body member of the student council. Alexandra was nominated to join us this evening to represent the student council as she has demonstrated strong leadership skills and is working her way towards a future student council leadership position. So please join me in welcoming Alexandra to the podium to lead us in our pledge of allegiance. [Applause] I pledge allegiance to the of the United States of America and to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. This way on the other All right. This way.

Thank you. We That was an excitement because we are always excited to have great future leaders here in our uh in our space and especially when we can highlight one of our current leaders uh in our youth. So, we really appreciate that moment to be able to do that and proud of what she's doing. Next, we're going to move into the adoption of the agenda. Any changes to tonight's agenda? Questions or comments or motion to adopt?

Motion to adopt.

Second.

All in favor?

I.

Any opposed? Majority approves. Motion carries. We'll move to presentations, recognitions, and awards. YMCA summer camp partnership recognition. Mr. Lef Fever Day Council, thank you for having me tonight. Let's see. I am coming to you on our fifth anniversary with our partnership with the YMCA uh for our summer camps and trackout programs. This whole presentation really spawned off a really cool video that they sent to me um for a thank you just highlighting what we've done with the YMCA over the last five years. Um, for this year, a little recap for 2025, we had 352 campers, most of which came from multiple weeks for the for the summer camp. We had 123 campers per week on average. And the YMCA provided 20 a little over $20,000 worth of scholarships for campers to attend the camp. Um, they also hired and trained 35 local high schools and college students

as camp counselors, which goes toward our leadership in the community, which is pretty cool. Let's see. Just a couple little photos of some of the awesome activities I got to do this year and some archery and you know it loves love stuff like that. And hopefully this video works. If it doesn't, everyone yell, "Thank you, Night Dale. I'll be good to go." [Music]

Thank you, Nightale.

Thank you, Night. [Applause] There you go. Thank you. Thank you.

Thank you so much. Also a beautiful moment. So um excited about that as well. Next is new employee introductions. Starting with introduction of firefighters. Chief comb.

Good evening, Mayor Council. Thank you for the opportunity to be here tonight. I will go ahead and let you know that the 11 new firefighters that we have have been rehearsing. Thank you, Nightdale since about lunchtime today. So, I do hope that it represents very well. But no, really, I am here to say thank you to Nightdale and to the council, to the manager's office, and to the hard work of my fellow department directors and human resources for our next recruit academy, Nightdale Recruit Academy number five. So, in the six years I've been the fire chief here, this is our fifth organized class of new recruits to bring into the ranks of the Nightdale Fire Department. And that is just again a testament to the commitment that the town council and the manager's office have to keeping Nightdale safe as one of our strategic priorities. Uh and to grow the fire service in Nightdale to meet the growing demands of this um this community that we have. So from the fire chief, thank you very much for all of the investment that you've made in this organization over my six years um and to

the two days that these new employees have now been with the town. Uh so without further ado, uh academy number five can come on in and I'll give you a brief overview of those individuals. So these 11 firefighters represent uh a vast amount of knowledge and experience across the spectrum from a number of communities uh in Wake County in North Carolina and outside of North Carolina. First firefighter AJ Bowman from a hometown of Damascus, Marland. Uh he is the father, he is married and the father to one child. He brings nine years of experience and we brought him from Montgomery County, Maryland. Charlie Perry from Windendell. He is married. He brings six years of experience to the Nightdale Fire Department and he came to us from the Windendell Fire Department. Joshua Gibbs, hometown of Nightdale. He is married. He has nine years of experience and he comes to us from the Wake New Hope Fire Department. Travis Warren from Mlesfield, North Carolina. He's the father to one. He has four years of experience and he comes to us from the Wilson Fire Department. And I said it right, didn't I? Yeah, I've been working on that one. All right. Next, we have Mr. Quinton Fowler, hometown of Raleigh, North Carolina. He's also the father to one, brings three years of experience, and also comes to us from the Windendell Fire Department. Colin Puit from Franklinston, North Carolina. He has eight years of experience and he's spent his previous time with the Henderson Fire Department. Next, we have David Bledsoe. David has worked with us previously uh as one of our LSE employees and we're glad to finally have him here as a full-time employee. Uh his hometown is Roseville. He's married with four children and he has 28 years of experience in the fire service. Uh last serving with the Wake New Hope Fire Department. Next, Jeremy Hall, hometown of Spring Hope, North Carolina. Seven years of experience of a firefighter as a firefighter and a paramedic and comes to us from the Rocky

Mountain Fire Department. Nathan Barry, another hometown candidate from Nightdale, North Carolina with two years of experience and coming to us from the Wilson Fire Department. Next, we have Joshua Smith, hometown of Roseville. Uh, one year of experience coming to us from the New Hope Fire Department. And then Hunter West, hometown of Creedmore, North Carolina. Seven years of experience and coming to us from the Lebanon Fire Department, my hometown Fire Department in Durham County, North Carolina. Combined total, we have 84 years of experience uh that we are bringing into the Nightdale Fire Department. So, in just about three more weeks, they'll be riding those firet trucks, serving the community, and uh making this uh investment pay off. We hope to see you all in January when they finish their training and probation period and we have our badge pinning and promotional ceremony. So, we look forward to seeing you then. So, on the count of three, I'm just kidding. But seriously, thank you all very much for uh your continued commitment. Le Hunter, we'll be back for pictures in a minute. [Applause] Thank you so much, Chief. And 84 years of experience bringing that to the town of Nightdale. Um, beautiful once again to see. Glad whenever we have the opportunity to bring new members into our Nightdale family. So, look forward to the great work that they will be doing um bringing protection to our community. Next is introduction and oath of finance director from our assistant town manager.

Good evening, mayor and council. I'm so excited to be standing before you to introduce you to your new finance officer. As you know, in North Carolina, this is a required position. It's

required by general statute 159. And so, the town cannot operate without a finance officer. And so after my introduction of her, I'm going ask you to come down, mayor, and swear in. And so I'll present to you Miss Jessica Murphy Rim. She is our new finance director. Jessica has 11 years of experience. She comes to us from the town of Apex where she previously served at the as their assistant finance director as well as their interim finance director. Prior to that, Jessica worked for the town of caring where she served as their financial reporting manager and prior to her experience with the town of Carer, she served as an audit manager. So, she brings 11 years of public service and and more. And so, we're extremely excited to have her on board. Jessica um holds a bachelor's degree in accounting from North Carolina State University, which she's very proud of. Um she has a master's degree in accounting. She is a certified local government finance officer. She is a certified public accountant. Um Jessica serves as the president of the black caucus for the North Carolina Government Finance Office Association. She's a member of the symposium um planning committee for the North Carolina Association of CPAs. Um, she's also a member of the North Carolina Department of Revenue Change and Control Board as well as the North Carolina Vehicle Tax System Budget Committee. Um, but I think the the thing that she would hold most high is that she is the wife of Warren and the mother of Kiwi. And then the other thing, the last thing I'll say, and I'll turn it over to you, mayor, is from what we've been able to um obtain, she is the first African-American to hold this position. And so we're extremely excited for that. And with that, I'll turn it to you, ma'am.

Okay. So now repeat after me.

I state your name. I, Jessica Murphy Brown, do solemnly swear do solemnly swear

that I will support and defend

that I will support and defend the Constitution and laws of the United States

the Constitution and laws of the United

and the Constitution and laws of North Carolina

and that I will faithfully discharge

and I will faithfully discharge

the duties of my office

as finance director

as finance director. So help me out. So help me out. [Applause] Ready? Come. You're ready. [Music] Give the window. Great. This way.

this way. Smile. I think we're good. [Applause] Perfect. Thank you. All right. It is such an honor. So glad that you chose Nightdale, Jessica. We're so glad to have you. Uh not only is she a graduate of NC State, but she has one of the most beautiful names. So I know she's going to be amazing here. Um, but no, with your experience and everything that you bring and your perspective, we're just glad that you chose to be here and we know that you're going to do amazing work here in Nightdale. So, thank you for choosing us.

Yes. [Laughter] Very proud. Yes. Yes.

So, next is our um next on the agenda is our public comment period. Is there anyone here tonight that wishes to address the council? If so, you may come forward at this time. All right. If not, then we'll move on to report on citizens inquiries. Are there any reports on citizen inquiries?

I I did have a couple people uh reach out, but I've already passed it along to the town manager. Um you know, questioning speeds on Main Street. Um so,

all right. Thank you for bringing that. Any others? Uh, I was contacted by one of our local principles at an elementary school, uh, requesting that we, uh, consider establishing a, uh, crossing guard program, uh, at some of our local elementary schools. Um, and I've already passed that along to staff to investigate.

Thank you for sharing that as well. Any others? All right. If not, we'll move to the consent agenda. Any questions or comments about the consent agenda?

If not, motion to adopt.

I have one silly question. We only have one budget analyst, I guess. Um when the question was about uh yes, I'm getting a yes from the back. So, yes. Okay.

All right.

Motion to adopt.

Second. All in favor?

I.

Any opposed? Majority approves. Motion carries. We'll move to old business. First is ZMA-1-24. Old phase on place. Mr. Brown.

Good evening, mayor, members of the council. I have three items coming back under old business tonight. The first being ZMA 124 for old phase in place. Uh what I'll do tonight is just give you a quick update on the project, a refresher on the profile of it, and then go through some substantial changes since the last time you saw the joint public hearing, and then kind of go through the comprehensive plan consistency, end with some of the voluntary conditions that the applicants have offered and then make staff's recommendation. I'm happy to answer any questions at the end as well. Uh so, uh just a refresher, old phase and place is proposed 117 units along Old Fasin Road. Um the uh applicant is uh Rivers and Associates and Isabelle Maddox. It's approximately 21 acres with the net density of about 5.7 units per acre. Uh this is the end of our project timeline. So this has previously gone through the entire project development including neighborhood meetings, a joint public hearing, lur recommendation, and it's back to the town council for a final decision. Uh we did hold the joint public hearing back in March. Just give you kind of a refresher on that. We had some comments on the uses, housing types, lot widths and layouts, uh the roadway designs, impacts to adjacent properties, open spaces, the comprehensive plan, and UDO flexibility items. And Lur did hold a meeting on June 9th uh 2025 and had uh discussion around roadway and pedestrian improvements as well as associated connectivity. Uh some notable changes since that time. Um these are mostly incorporated into the applicant's condition. So if you look at the master plan and don't see much change, a lot of these were kind of written into voluntary conditions. Uh the first has to do with open space and just better defining the improvements and also removing the dedication of the open space as a public park. Uh old phase and road uh they have better define what the roadway and pedestrian improvements are between the two proposed access points and have several conditions there that are kind of dependent on being able to acquire rightaway. Same with Mingluff Boulevard.

uh better define how the connection will be made and if they're able to obtain that land uh from the uh neighboring property owner, how they plan to develop that in the future and how that process would um kind of play out as time went on. Uh there are a few site development allowances within the application including lot width, driveway length, street classification design, intersection design uh on collector streets and then the required distribution of uses. These are common site development allowances we see and are mostly aligned with what we've approved in the past. Um staff does not have any concerns with the site development allowance as proposed. This is a plan unit development. Uh the proposed base zoning district is GR8. Therefore, the applicant must meet all of the standards of the GR8 zoning district or uh uh proper alternative provisions uh if they propose those. Council can request but not require additional conditions. And this does apply to the previous water allocation policy. we kind of changed our water allocation cal water allocation policy during their um application period. So, uh using permit choice under North Carolina state law, they're able to use the old one. So, in order to take action um by the general statutes, the council has to consider if the action is consistent with the comprehensive plan and why it is uh reasonable and in the public's interest. And so if you look at the comprehensive plan, this is uh just uh looking at the first map and our intentional growth areas map. This is within the secondary growth area. Those are the areas in the comprehensive plan that are designated for growth during the time frame of the comprehensive plan, which is really 2024 to 2035. And so we would anticipate development proposals coming to these areas as new investment is um made and investments infrastructure are made. If you look at the urban small town framework map, this does fall within a mixed juice uh place type activity uh center. So it's a right adjacent to a trailor oriented activity center. And then we kind of have these uh corridor linkages between activity centers that are meant to be kind of the connective tissue and this falls into that. So it's meant to be a mixeduse uh

neighborhood place type um but not necessarily be the mixeduse center itself. Um again adjacent to the trail oriented development activity center. Um and the future place type actually calls for a mixeduse neighborhood which uh anticipate a mix of different uses pedestrian connections to the activity center. It's varied lots on different uh lot sizes a mixture of home types um goods and services at a neighborhood scale providing different uh pedestrian amenities and then comprehensive open spaces with small parks gathering spaces community gardens etc. If you put this on the place type transect, it falls within the neighborhood place type. Uh and then looking at the CTP or comprehensive transportation plan, uh the major corridor there is the Mingo Bluff Boulevard extension. We um have been working with applicant over the period of time of this proposal to try to work to see if we can make the ultimate connection. And ultimately they will build an extension of Mingo Bluff Boulevard within the uh development as proposed and continue to efforts to try to get the uh remaining piece to connect all the way to Mingo Bluff Boulevard as it exists today. Uh greenway and pedestrian plan did not necessarily have um any greenways here that does have a stub to the um east or west, excuse me, going towards Hodge Road. And we are able to incorporate some greenway connectivity through this development proposal. Looking at the parks and wreck master plan, it falls within the vicinity of a future park area for um the potential passive park along Hodgej Road and also just outside of the service area of Panther Rock Park. Looking at the guiding principles, this really has the opportunity to advance five of the guiding principles. looking at planned and orderly growth, townwide placemaking, the inclusive livable town, home and neighborhood choices, and multimmodal transportation systems. And looking at the affordable Nightdale plan, it has the ability to forward three of the goals of that. Um the expanded housing options choice, the mixed income focus, and then the inclusive livable town, creating that

walkability to the commercial center and potentially to that mixeduse center at um Hodge and Old Fasin. This does fall within the river district small area plan. And so in that uh there are some additional conditions that speak to the river district uh small area plan. I'm kind of hop right into those. I'm not going to read these. The first one is uh regarding the open space. So the developer has committed to certain open space uh implements such as pickleball courts, playgrounds, benches, all kinds of different open space amenities. But they've also agreed to incorporate the river district into that amenity. So, they'll work with staff through the con construction drawings to implement river district elements into the their proposal. Um, they're also still working on connecting those two separate driveways. There's some intervening parcels and if they're able to make the roadway improvements and the pedestrian network work there with the rideway, they would like to do so and they've offered to do so. They put a timeline to it, but they're still working to that regard um to try to make that connection and then continue the enhanced landscaping along that corridor as well. uh they are offering larger street trees. Being in the river district, we've kind of seen this um as a a a good um way and also green infrastructure uh elements um rain barrels uh things of that nature. Uh permeable pavement in the parking areas for the cottage style t town homes. Um so they're also looking at green storm water infrastructure in that regard. Um and then incorporating river district elements into the subdivision street and street signage. So the um we've seen now the elevate riverview apartments at Pull and Hodgej and also the Nightdale Gateway Industrial Park start to incorporate river district signage and so this will be a continuation of that type of signage. Really helps with branding the river district. Um they have committed to doing a trip generation memo when the commercial out parcel is developed. Right now we don't know what that ultimate user will be and so this will allow us to know if there's need for additional transportation improvements uh once that's developed. Um and also uh

committing to more river district architecture as part of the non-residential development once that's developed and also uh limiting it to the uses that are included in the plan unit development. Um the Ming Bluff Boulevard kind of being the big thing. They've kind of outlined three different options for Mingluff Boulevard. One is that they'll continue to try to acquire the overall parcel and incorporate it into a putt amendment to come at a later date. And so they'll work with the property owner to see if they can come to um a agreement to acquire that parcel and incorporate into the development. The second would be if the um development was to be approved as is, they would uh build the roadway connection. If the town um was able to assist with rightaway acquisition in the future or at a third base level, it's kind of a waterfall effect. one, try the first one first, then option two, and then option three would be to pay a fee in lie for that um improvement, and the town would be responsible at a later date for the rideway and construction of that. Um they've also uh agreed to doing an art installation and then several things aroundway improvements for the streets and the the street sections as well. This did go in front of the land use review board on June 9th. They did recommend approval 3 to two and they forwarded the following advisory statement describing plan consistency and reasonableness of action to the town council and that is that the proposed zoning map amendment is consistent with the nightale next v2 2035 comprehensive plan as it addresses several of the guiding principles by aligning a mixture of uses housing options and public spaces to create and celebrate a distinct sense of place that encourages social interaction active living inclusivity and community. Furthermore, the proposal's committed pedestrian, utility, and recreational infrastructure improvements along with the mix of uses and densities could contribute to a future energized activity center in close proximity. The request is reasonable and in the public interest that it expands publicly accessible recreational opportunities and could increase connectivity for vehicles, bicycles, and pedestrians in the

vicinity. Um staff's recommended motion is to adopt the LER advisory statement regarding comprehensive plan consistency. Adopt the conditions as proposed. adopt ordinance number which will effectively approve ZMA 1-24. Happy to answer any questions you have. I know that the applicant team is here as well. If you have uh difficult questions that I can't answer, they are here and um are willing to answer any questions or um consider any additional conditions or anything like that. So, thank you.

All right. Thank you, Mr. Brown. bringing it to council for any questions, comments.

Um, quick question, Jason. I know that the applicant is aware of our the urgency of us wanting to make that connection into Mingo Creek. I I'm looking at the memorandum from the attorneys. um in regards to those negotiations, how do we memorialize that this negotiation continues to not, you know, go beneath sort of, I guess, the the minimum efforts that are being placed or the the efforts that are being placed currently if we were to move this forward.

So, the way the zoning condition is written, it's kind of standard contract language. Roger could um probably elaborate if needed, but it kind of to use commercially reasonable practices to continue the conversation. You making offers with them, trying to um continue the conversation. I think they put a timeline on that. They have been working with the neighboring property owner for quite some time. And so looking at uh having the offer accepted, I I believe sometime in the next short period of time, about 30 days or so. And if they're not able using those, you know, uh, commercially reasonably practices to acquire it, then looking at potentially, um, going forward with the development, if it's approved, um, and working with the town to see if we can assist in that. And then they'll still build the roadway if we're able to assist with the rightway acquisition part of it. Um, and then the third option would be to pay the fee in L would be the kind of last

option. But, um, the the best I can say is they've made efforts as outlined on the memo that you have. They've been trying um diligently to work with the neighboring property owner and we hope that they can come to a private resolution to this, but um this ultimately will be a an important roadway connection to the town and um something that we we would just have to consider as they go through the construction drawings and through the next iteration of plan to see if it's something the town wants to participate in.

Yeah. And it and I and it shows that the developer has made good faith effort above and beyond I believe. And you know, my concern is that, like I said, if it was to fall off, then it kind of falls back to us in the town to determine a path forward. Right.

Right.

Okay.

So, I'll go ahead and ask my question as far as whether a greenway connection would ex would fit within the current ride ofway. Um, and I will also say I I think they have done a good job of putting forward good faith effort. Um, I'm disappointed in the um other side of the negotiation, but thank you.

So, it's a good question on the greenway um connectivity. We would have to work most likely with the Mingo Creek HOA to make any greenway connectivity. There's still an intervening parcel between this parcel and um the roadway. So Mingo Bluff Boulevard would not be where the greenway could be connected. We'd have to look at if it was possible to go through the Mingo Creek HOA if they were to make greenway connectivity. Don't know what's on the other side to receive it. So we'd have to evaluate that further as staff through a CD level. Um but not something that is contemplated in the current iteration of the plan.

So I hear a lot of ifs in this. There's a lot of um sort of contingencies. Um, I I would love to consider um putting this decision off a month um to see if we can

tighten some of that up. That's just my thought.

Any other discussion on that? So I think with the exception of the greenway piece, I don't know that we would be any closer based upon what I'm reading from the negotiations with the developer and the landowner in reaching a decision in 30 days versus what we have in the past time that has elapsed. I'm not necessarily of the mindset that we table it for 30 days for that continued negotiation. I think that the green weight now the greenway piece may be another part that you know you may feel strongly about but I also believe that staff you know we've entrusted with them in the past to make those um those connections where possible as development is going along but you know if you're open for a motion then we can discuss in the motion

any other discussion before I'll go ahead and just put my two cents in that I agree with Coun uh Mayor Pro Tim Evans. Um I think that we do have very capable staff who have been working diligently. Uh the applicant has done pretty much all the leg work that we've asked. Um and they've worked continuously with staff um I think at this point to continue it on our end hoping that something will change for the greenway or something else. Um, I think that would be kind of just punishment at this point.

Okay. And and I get that. I'm I'm just unlikely. I don't think I can vote for um a plan that will um that feels like it will forstall any connectivity to Mingo Creek. U we promised that for years. It's been needed for years. Um so that's why I was trying to give a little little runway. Um, so yeah, I'm I'm probably not in

favor at this point.

Any other discussion, questions or comments?

Um, if not, I will make a motion once Jason Fourth is All right. Um, I'm going to motion to adopt the LURB recommended advisory um, statement regarding the compment. Where are we going, Jason? What? What are you doing to me? What? What? Motion to adopt alert recommended advisory statement regarding the comprehensive plan consistency. Adopt conditions as proposed. Adopt ordinance and approve ZMA 1-24.

Second. All in favor?

I.

Any opposed?

No.

Majority approves. Motion carries.

We'll move to ZMA-4-23. Terravita.

Good evening. Once again, uh, mayor and council. The next item I have before you is EMA 423. This is Terra Vita. Very similar process. So, I kind of run through a very similar presentation. Um so this is uh approximately 61 acres located along Buffalo Road feature old night road extension as well as several uh roadways within our ETJ. The proposal is for 234 units on uh again 61 acres approximately 4 units acre 3.86. This is the final step in the project timeline. They have gone through all of the presubmitt requirements uh joint public hearing neighborhood meeting and also uh received a lower recommendation. Uh again the joint public hearing was held in March. Uh several of the comments were around drainage and runoff, environmental impacts, SEM design, traffic volumes, roadway ownership and maintenance, tree preservation, and the conference of plan

and guiding principles. This did go in front of the LURB at their August 11th meeting. Uh they talked about uh the proposed changes, comprehensive plan consistency, housing types, variety and location, buffers and environmental impacts, open spaces, and vehicular and pedestrian infrastructure. Some notable changes since that time. Um there's better defined improvements along Bobbit Drive and Quiet Oaks Road. Uh Buffalo Road, the uh applicant has offered a fee and loo for future infrastructure improvements to make pedestrian connectivity a reality where rideway acquisition is likely not possible. um privacy fencing along the adjacent neighbors in the Horton Mill neighborhood. Uh uh onetime payment into the affordable housing trust fund. Uh storm water control measures, increased standards for certain facilities, especially to the south where that roadway connection is going to be made into Horton Mill. Uh additional canopy trees within the open spaces including uh the Central Park open space, private trails, EV charging stations in certain parking areas. Um, they do have several site development allowances requested as well, including lot width, driveway lengths, setbacks, clearing and mass grading, street classification design, and the required distribution of uses. Again, these are in line mostly with what we've seen for other site development allowances. This is a plan unit development reszoning, again, a GR8 based zoning district, meaning they have to meet all of the GR8 zoning district requirements or proposed alternatives. uh council can request but not require additional conditions and the applicant has offered several zoning conditions on this one as well. Digging into the comprehensive plan, again, this is a required action to uh speak of consistency and reasonleness of action. Um and just kind of a reminder, our comprehensive plan does have a playbook approach written into it. Um but it essentially says that changes under the playbook approach should be evaluated against the community's vision statement which is uh that Nightdale is a connected and inclusive urban small town with unique uh gathering places that fosters this community against the guiding principles and the intentional growth areas map to determine if they're in the best long interest long-term interest of the town. Um if you look at

the intentional growth map, this isn't a growth reserved area. These are unserved or underserved areas as far as infrastructure. they were um deemed growth reserve as areas to grow in outside the horizon year of the conference of plan which is 2035. Uh and it's areas where it would uh likely be expensive to extend services like water and sewer. Um looking at the playbook approach of the to intentional growth areas map, it gives some specific guidance of when it might be appropriate to employ the playbook approach and that's when significant infrastructure and service commitments are made by the private developer and that the any reclassification of the growth reserve area should be contingent upon the proximity or presence of infrastructure. Um as y'all are aware, the Weldon subdivision just to the south of here has pretty much extended all night road to the property line here as well as the water and sewer infrastructure. So that last item certainly the the water and sewer has become um in the proximity or presence of uh this development proposal. Looking at the urban small town framework map, there's not much guidance given there. There is a neighborhood center at the intersection of Horton Road and Old Knight Road. Uh Haywood Glenn left a uh parcel there for commercial development that's likely to be developed into a daycare. And then Weldon also has a commercial out parcel as well. And the future place type here is that it's a rural living and agricultural place type that talks about large lots with high degree of separation, extremely low densities and prioritizes preservation of farmland. Um so when you look at that on the place type transact that falls on the far end of it. Um however when you look at the CTP the roadway network does call for a major extension of Old Night Road from Buffalo Road essentially to Nightdale Boulevard. This is included in the development proposal. going if you go back to that original playbook approach of service commitments and infrastructure expansion by the developer. Certainly this makes a lot of connectivity happen throughout the town. Uh the greenway maps doesn't necessarily have anything through here although the developer has committed to connecting into um greenways uh around the property and proximity. Um it does

fall within the service area of Nightdale Station Park as well as Nightdale Community Park and Wake Stone um athletic park. And when you look at the guiding principles, this really uh has the uh potential to forward six of the guiding principles including environmental stewardship and sustainability, townwide placemaking, multimodal transportation systems, community facilities and service, the inclusive livable town, and then homes and neighborhood choices. Um, if you look at the affordable night plan, it really has the opportunity to forward four of those uh recommendations, including that one-time commitment to the affordable housing trust fund, the expanded housing options, the mixed income focus, and then the inclusive livable town. Again, that uh activity center at Horton and Old Knight. This adds additional uh support to that and ability for people to walk to services daily. Um, several applicant offered conditions. One is uh the resurfacing of Bobbit Drive. Um, the next is kind of a a long one, so I'm going to kind of boil it down the best I can, but this has to do with Quiet Oaks Road. Um, the applicant is trying their best to understand what the ultimate commitment is of the egress, ingress and egress easement for the current residents. And so, they've kind of also like the last applicant have this waterfall approach. So option one would be that they resurface the existing uh gravel road with um uh a layer of crush and run gravel and a layer of asphalt. Option two would be they resurface it just with gravel where it kind of is in place. And option three would be to pay a fee in L for the town to later come in and do that work. So, it's option one first, then option two if that can't be realized, and then option three if ultimately they can't realize um any improvements there. Um there's also several things uh that any option there'll have to be at least 75,000 lbs uh compaction in order for fire apparatus to use it. And there's additional language about how it kind of curves at the Buffalo Road intersection if they can't go across that property, realigning it within the existing rideway or easement that's in place. and

then several things of what could be issues that come up throughout the development proposal that where they couldn't do it. So, they've kind of enumerated the list of what are the things that could come up that could prevent them from doing it. Um, and then uh ultimately they've offered if the town is interested to dedicate the uh rightaway there to the town um once the improvements are completed um and that would be at the town's option at that time. Um, they're also willing to pay a fee in lie for off-site pedestrian improvements on Buffalo Road of uh $31,525. Uh, they will have no private covenant or restriction on uh attached or detached accessory dwelling units um which helps with the affordable night plan. Uh they are willing to plant larger street trees um throughout the development. They are committing to their architectural standards that are in the pud book as a zoning condition. also committing to a privacy fence um along the property line as well. Um making a one-time contribution. It's a one time the affordable housing trust fund of uh $25,000. Um there's uh I'm not a storm water uh engineer necessarily, but they're going to engineer the storm water device to the south a little bit to handle more storm water to prevent anything coming off site to that property um where the Horton Mill extension is being made. Uh in addition to the new canopy trees listed in their master plan, they're going to put 25 additional ones within the open space um in the central park. They're going to provide mulch paths around the existing pond in the central park. Um so those are the uh applicant offer conditions. Uh Laura did meet on August 11th to discuss this. They ultimately recommended approval um 3 to2 and forwarded the following advisory statement describing plan consistency and reasonleness of action. Um and they said while the proposed zoning map amendment is inconsistent with the rural living and agricultural place type of the night next version two 2035 comprehensive plan. It addresses several of the plans guiding principles through balancing land use open spaces housing transportation and infrastructure decisions with quality public spaces that promote a welcoming inclusive and

diverse community for residents to support a more livable, memorable neighborhood. When implementing the playbook approach, a proposal's committed vehicle, pedestrian, and utility infrastructure improvements will enrich the mix of land uses in close proximity, make efficient use of existing infrastructure, and provide new capacity in existing service areas to keep pace with growth. All of which allow for the reclassification to a secondary growth area on the intentional growth areas map. Furthermore, the proposal aligns with the goals of affordable night building by including missing middle housing types that aid in establishing a mixed density neighborhood connected by a network of open spaces to provide a range of home choices in the same neighborhood. The request is reasonable in the public interest that it expands publicly accessible routing options for vehicles, bicycles, and pedestrians in the vicinity. And with that, staff's recommendation is to adopt the lower recommended advisory statement regarding plan consistency. Adopt the offered condition as proposed. adopt the ordinance 25 917003 and approve ZMA423. Um, happy to answer any questions you have about that one as well.

All right. Thank you, Mr. Brown.

Um, so Jason, let's go back. You know where I'm going. Let's go to the road map. Um, I know we've made this an issue in the past, but I need for you to give me a quick refresher as to what is the issue with not bringing Quiet Oaks to do standards versus the proposed improvement.

So, my understanding from the conversation we had the applicant after our last uh work session is there are not there's not necessarily enough rightway to make the full DOT standards there. There's also several encroachments into that private access easement. So, where people that have lived there for a long time have either put fences, structures, other things within the the area where the rightway would have to go. Um, and there's not really sure clear line of what all rights each person has along that as far

as ingress and egress. And so to go in and do a full DOT standard, you would have to likely acquire rideway, move people's structures, um fencing, driveways, all kinds of things that have been kind of encroaching along that over time. And so what they're trying to do to kind of meet the town in the middle is to just kind of keep the gravel trail where it is in place and make it better for the residents there, but also for the um future residents that might use it as well. Um without having to necessarily wrangle I I don't know how many homes exactly are over there, but there's, you know, maybe a dozen property owners that have different various encroachments upon that that can't realize the ultimate rideway.

Okay. So, and this may be a question for the applicant. I know they're here as well. Per our last meeting, many of those residents along Quiet Oaks had indicated they had not had any contact from the developer to even look at the negotiation of what those easement acquirements would look like or could ultimately yield. So, you know, I guess my question would be has any of those or have any of those conversations occurred since the last meeting to know if that's reasonable? Um, and so I' I'd like to get that question answered from the developer or whomever. And then one follow-up question. I know there was also concerns about um this kind of spilling out onto cotton cotton drive, I think it was, which was apparently in pretty rough shape as well. and if there was any thoughts or any and I don't know if Cotton I think Cotton Drive is DOT um but I didn't know if there was any improvements notated in regards to Cotton Drive.

So Cotton Drive uh the previous iteration of this plan had a alley that kind of went into Cotton Drive and then also a connection from that uh road coming to the south on Horton Mill into Cotton Drive. In lie of doing that, they have they've um kind of not connected

the roadway and rerouted the alley to connect into the internal roadway system. Therefore, not putting additional trips on the Cotton Drive via this development, kind of leave it as is. And then on Bobbit Drive, there is a connection and they've committed to resurfacing that if it's necessary. I think um the residents along Bobby Drive had worked together to kind of get it brought up to NC DOT standard and get it uh ultimately accepted by DOT, but they're going to look at it and do additional improvements just based on put more traffic there. But I'll leave the other question definitely to the applicant.

So is just to that point. So is it just stubbing out at cotton or is it will there be any opportunity in the future to actually make that connection? They'll put um one of our typical barricades there. I say future road extension and then dedicate the ride of way. If we ever had the opportunity in the in the future to go in and connect them, we would. But not make the connection at this point.

I think uh Council Member Evans and and others just wanted to touch on Quiet Oaks, Bobbit, and Cotton. So just on uh I don't know if this it won't show up on the screen but we are stubbing to cotton from the south. There is intervening private property uh to where we cannot connect to that existing public right of way of cotton but we are stubbing uh and as Jason mentioned we did remove the alley connection which would have come kind of right in the bend of Bobbit and Cotton. Again, we remove that. So, our only access point is that public street to Bobbit. Um, I believe that is where the majority of the residents that were at the joint public hearing, they lived along Bobbit uh not uh Quiet Oaks. And so, Bob, it as Jason mentioned, it uh has been accepted by NC DOT, but we are also uh committing to making

improvements, you know, resurfacing that and bringing that up uh standards for Quiet Oaks Road. uh in addition to one the the right-of-way width uh the easement width issue uh the encroachments that uh Jason mentioned also all of those properties are served by well and septic because of the age of that that well and septic infrastructure for each of those lots. It is not clear whether that is in the rear of the yard one or both are in the rear or one or both are in the front. And so there is also the potential that going outside of not just where the current you know uh drive is but certainly outside of the current easement that that and work necess you know required as part of bu bringing that up even to NC DOT standards could potentially impact well and septic areas for those lots. Um the feedback that we've received um throughout the process from folks on Quiet Oaks is that they do not want anything different than what is out there today. They like it the way it is. Uh that it doesn't, you know, attract folks coming down Quiet Oaks Road and they really don't want anything to uh bring traffic down Quiet Oaks Road. That is why we've also added a condition kind of as our public street hits Quiet Oaks kind of signage essentially saying, you know, no through traffic, no exit to the folks in the new subdivision to route them, you know, out to the public street we are providing up at Buffalo Road. Um, but based on, excuse me, uh, council feedback on making improvements to Quiet Oaks, that's why we've kind of continued to offer to make those improvements, not necessarily, uh, at the request of any of the homeowners along Quiet Oaks, but

in response to uh, feedback we've received both from you all and and staff. U, so

so, and I appreciate that that explanation. I you know after our joint public hearing I did talk to homeowners a few across quite oaks and I went out and looked as well and and so my question is I know you said you have the assumption that there could be interference with wells or things of that sort but have you all done that due diligence to make certain that this could be obtained and based on the resident feedback that I had had conversations with they hadn't had any conversations with the developer and so you know because I kind of felt like I came down maybe a little too heavy that last round. So, I wanted to make sure I wasn't uh overstepping. And I don't know that in at least in my opinion, good faith effort has at least to what I've heard been placed towards making Quiet Oaks more DOT um receptive because I would not be in favor of the town accepting Quiet Oaks with just a more, you know, extensive crush and run.

Right. And certainly uh in in our Well, I'll address two things. First the the last comment about accepting the road. So in our condition we have just said that if the town wants the right of way we would make an offer of dedication. Certainly the town does not have to accept that and again the offer would only be at the request of the town. And so if the town did not want that offer, right, the road would continue, the road maintenance would continue to be with the developer and the and the neighborhood. And so that would not be an ongoing obligation of the town after that. um on the good faith efforts uh along Quiet Oaks. The discussions by the property owners uh began with them two

and a half three years ago uh even dating back to the prior uh proposal. Um what I've conveyed to you is the the feedback that that we've received. If there is a desire for um you know some additional conversations with folks along Quiet Oaks, again we uh are are willing to do that to demonstrate that good faith effort uh from a uh kind of inspection understanding what's out there. We have certainly been up and down quite oaks. Understand the physical improvements that we can see, right? Uh just by going up and down where they are located within that easement. And there are a number of those kind of physical vertical improvements. And also a number of you know structural additions to homes have come out towards the road that right the 18 ft wide you know gravel drive where it exists today. You know, I think the perception has been out there that right, they could come towards that road, not really understanding that on either side of that 18t, there's probably another 15t or so of easement area before their property begins. And so once you build that section out to DOT standards, you are substantially closer to their homes uh than the road is today. Uh but Council Member Evans, we want to give you the uh the confidence that we've made a good faith effort there. Um, we feel like we have uh we feel like we've been been responsive, but again, we want to satisfy you on that point.

Yeah, I appreciate it. And I know you had just come into this, I believe, right before the last joint public hearing, right? So, as you know, this has been before us a number of times. We this quiet oaks and any of our connection points to major their affairs is is a priority of this council. And so, um, that's why I made it a point to have a few conversations with some residents. I wasn't getting the same feedback, and I think you guys maybe made an assessment based on vis visual determinations of structures and things, but yeah, that one still plagues me. And last question, then I'll turn it over to the other council members. So, for the connection on Cotton Drive, that's a private parcel that's between where you're stubbing out and and Cotton Drive, right? So if there was an opportunity to connect to that in the future, I would feel more comfortable if you all had access to that to where we wouldn't then have to go through the negotiation with a private land owner or condemnation in order to make that connection if that were to be a possibility moving forward.

Uh so just to answer your question, yes, the uh there is a uh gap there. I think if you see property number 44 is labeled there, um that road, you know, has an odd, you know, excuse me, kind of goes off to the side and so that lot there's intervening private property there. Also, my understanding is that segment of the roadway system is not uh has not been accepted by NC DOT for maintenance. I believe it's just that segment of Bobbit uh because cotton is at a different level of improvement than than Bobbit is. Um and so what was if you could repeat kind of your second part of that?

I was just concerning that from my understanding title was a do.

So if we were to make that connection in the future because you just out and basically leaving it for a future connection point. I wouldn't want us to have to go through the negotiation with that private land owner to make that connection if there was the opportunity to do so in the future.

Right. I understand that and I think you know let's set cotton aside right we have uh one access to the south at Horton Mill another access uh to the south where we connecting uh down to uh old night uh certainly the that extending that road up to Buffalo Road Bob it out as well and then quiet oaks again not necessarily promoting traffic to that way but there is that viable connection. Um, so in terms of connectivity, I think we certainly have that. My sense is of any future connection to cotton would come as a result of kind of a larger scale, right, redevelopment of a number of those parcels. I that's the only thing that would would prompt that connection. I don't know if that's kind of addressing your your question, but like I think where we are right now is just so cotton right now and so I was just concerned that in future our ability to connect from your development we would end up having to go through negotiations to make that connection as you know we like to be a community where we you know, basically have access points and connectivity. I'm just concerned as to what that would look like moving forward. But I think for the most part, I'm okay with the question. I just have concerns about why.

Yeah. And and to reiterate our position, we are willing to continue to demonstrate that good faith uh effort to you. If uh the council was willing to provide us that time, uh we will go out and re-engage and any contact information uh that you have of folks that we could engage with uh directly instead of there's a you know showing up on doorsteps, you know, is not always uh appreciated. So if there is some um contact information that we could utilize, we would appreciate that as well. Thank you.

Thank you.

Any other questions or comments,

discussions?

I will offer this as a thought um respectful to the developer um and you know asking if we would afford more time. I think we've been what are we two three years into this now or longer. Um I'm not as comfortable with approving and affording that time to basically now come back and take into consideration comments that we've made over and over and over again specifically regarding our concerns on quiet oats. And so for me, I'm not as in favor. Now, I would be more in favor of tableabling this and affording them 30 days or whatever that time frame is to put forth good faith effort, but I'm just not at a point where I feel like additional time through an approval is going to solve anything considering how far this project has come along. My com

I'll add my comments as well. Um, I agree with Mayor Pro Tim Evans. I I honestly think we've been doing this for a while. This has come to us several times. And what we see in this one versus the last one is that they made an

effort there. All a lot of effort has been put forth. And what we've not seen with this one is many times as we've said it is the it's the good faith has not been there. Um, I I know you said it has, but when you don't bother to engage the residents on a street that you are about to put a development back up against and try and talk to them about potentially doing all of the things that might, excuse me, get you paved or get that easement, it it sends the message to us that you're not willing to do the work. It sends the message that you are just going to do enough to get by. And that's not what we want for our residents here. and that's what we try and stay away from. Um, and I am also not in favor of this at this point in time. I would be okay with giving 30 days, but also agree with Mayor Pro Tim Evans. I don't know what good it's going to do you. Mayor, if I could just and I'm happy to have uh Mr. Mike Jordan who has engaged with residents and owners on Bobbit Cotton and Quiet Oaks. Um I think has been recognized we have made significant changes and again we would appreciate even though it's been in here for a while

30 days to demon you know

and thank you for your for your comments. Um, if there's any direct questions, then we'll ask those direct questions. All right. If there's no other questions or comments, I'm not seeing any more. Looks like maybe there's a motion.

All right. So, here's my thing. I am I'm not inclined and I'm not favorable for this development at this time, but I'm not also inclined to just deny it tonight and push you off another year. I would recommend that we table this um until our next public hearing or or to our next hearing. Uh when is that or go ahead and unveil it? Okay, fine. So, we don't usually get in these waters. You got three options before you. You could approve it. you could deny it or you could table it to a specific date. If you table it to a specific date, um, likely would be within the next 30 or 60 days, whatever that council meeting date would be. So, my recommendation would be if you want to table it for 30 days, table it until the October regular council meeting. If you want to table it for 60 days, table it till the November regular council meeting. There we go. So, I recommend that we uh or motion that we table this matter until the November um 2025 council meeting for further consideration.

Second.

Okay. All in favor?

I

I.

Any opposed?

Majority approves. Motion carries. Next is ZMA-7-24 Hopkins Farm Bond.

Last one tonight, I promise uh for me. Um so the next item I have in front of uh you tonight uh mayor and council is ZMA 724, which is the Hopkins Farm Plan Unit development. Um same kind of setup as the last two. Um, so this is at Pool Road, uh, just uh east of the Estates at Smith Crossing and just west of the previously approved Haven Haven at Griffith Meadow. Uh, the developer of this will be LAR. It's about 51 acres, 171 units totaling density of about 3.37 units um, per acre. This is the final

decision point for this tonight. has gone through all of the neighborhood meeting uh town council joint public hearing as well as a lower recommendation. Uh just to give you a recap from the July 17th uh joint public hearing, there were some comments received around buffering, landscaping, screening and separation, access, traffic volumes and congestion, open spaces and the conference of plan and guiding principles. And again at the lur meeting uh in August 11th there was discussion around the proposed changes conference of plan consistency emergency response times fire code requirements existing environmental features and future of those features and also housing types and varieties. Um notable changes since the joint public hearing. There has been introduction of electrical vehicle charging and all homes to be pre-wired. Uh the alley design adjacent to states of Smith crossing was uh redesigned to better provide both visual and acoustical separation. There is an offer to uh either build or pay a fee in L for wayfinding signage along pool road. Uh and also similar to the last one, an accessory dwelling unit uh condition that will prohibit any private covenant or restriction that will prohibit ADUs. They do have their own covenants of location size and everything not enforceable by the town but enforceable by the HOA as far as what they can do with accessory dwelling units. There are also several site development allowances with this as well, including lot width, driveway lengths, setbacks, lot location, lot landscaping, clearing and mass grading, street classification design, the required distribute use uses as well as the intersection design along collector streets. Um, this is a plan unit development reszoning again a GR8 basic zoning district, meaning they have to meet the requirements of the GR88 zoning district or request alternative provisions. Council can request but not require additional conditions. Um but the applicant has offered several conditions to this as well. Looking at the comprehensive plan, uh again the council's required prior to adopting or rejecting any zoning map amendment to consider uh consistency with the comprehensive plan as well as the reasonleness of their action. Um this

again employs the playbook approach and so uh again I'll just uh refresh your memory. The playbook approach um whenever you're considering changes to that you're really looking at the vision statement, the guiding principle and the intentional growth areas map. Uh the intentional growth area map does put this in a growth reserve area which were under underserved and underserved by infrastructure um and it would be expensive to extend services. Obviously with this development the haven meadow has now received uh construction drawing approval and has begun expending infrastructure. There's a pretty large sewer line actually in Per Creek about a 30-in sewer line that they will tap into and extend to the uh Haven Haven Griffith Meadow as well as the proposed Hopkins Farm subdivision. Um in the urban small town framework map, it does not give much guidance this area. Um just that it's uh adjacent or it is a conservation neighborhood feature place type and this is a conserv conservation neighborhood feature place type which is to cluster development to preserve and protect certain environmental features, water bodies, view sheds and minimizes uh infrastructure investments and maximizes large meaningful and continuous areas for permanent open space. Uh that falls within the neighborhoods place type on the transct. Um, looking at the CTP, there are several uh CTP roadway lines that are forwarded by this, including uh road frontage improvements along Pool Road that will continue the Haven at Griffith Meadow uh road frontage improvements as well as a east west collector street that will tie into uh both neighborhoods as well as the estates at Smith Crossing and then a new north south collector that they're designing um that will serve uh basically as a collector street. uh the sideways and greenways uh map, they are pretty consistent with that and will extend greenway um connectivity. And looking at the parks and greenway map, they are outside the vicinity of any of our park facilities but within 2 miles of the future Lake Myro Park that will be a county park facility. Looking at the guiding principles, this has the ability to uh forward five of the guiding principles including environmental stewardship and sustainability, multimodal

transportation systems, townwide placemaking, the inclusive livable town and home and neighborhood choices. Uh looking at affordable night, it can forward three of the recommendations there. The expanded housing options, mixed income focus as well as inclusive livable town. Um the app pans offered several conditions including that construction traffic will not utilize Braithorn Place as a means of access during construction. Um which at a staff level we can really appreciate when those calls come in. Um the site would have at least one bio retention cell as a method of green storm water infrastructure. Uh it will have a pollinator garden with educational signage enhanced roadscape roadside landscaping and hearscaping neighborhood gateway signage at the neighborhood entrance. Um they are proposing a type B buffer all the way around the project's perimeter. Uh providing a minimum of 100 guest parking spaces including on and off street parking. Uh making sure the architectural design guidelines in the pudbook are a condition. Um alley number six again they're kind of trying to get uh visual and acoustical privacy for the neighbors and then that all homes will be pre-wired for EV charging. Um, prior to phase two of their development, they will install a wayf finding sign or make a payment of $40,000 to the town to do that. And again, they will have a restrictive covenant that they cannot uh restrict ADUs. Um, but they'll regulate their location design, etc. to ensure compatibility with homes. Uh, the land use review board did meet on August 11th to discuss this. They recommended approval 4 to one and they did forward the following advisory statement describing plan consistency and reasonleness of action and that is the proposed zoning map amendment is consistent with the Nitell next v2 2035 comprehensive plan as it addresses several of the guiding principles such as emphasizing community character and high quality design ideas that create a distinct sense of place with inclusive public spaces, a variety of housing options and multimodal options for residents and visitors while creating a sustainable and environmentally sensitive neighborhood. When implementing the playbook approach of proposals, committed vehicular, pedestrian, and utility infrastructure improvements will enrich the mix of land uses in close proximity, make efficient

use of existing infrastructure, provide new capacity and existing service areas to keep pace with growth, all of which will allow for the reclassification to a secondary growth area on the intentional growth areas map. Furthermore, the proposal embraces elements of the conservation neighborhood future place type through commitment to sustainability efforts, natural resource preservation, and providing opportunities for active living. The request is reasonable in the public interest as it makes efficient use of the existing landscape that p prioritizes eco-friendly designs and conservation efforts to reduce its impact on the environment while developing a vibrant, sustainable, and safe community in which people not only desire to visit but also live, work, and play. Um so with that staff's recommendation is a motion to adopt the LURB uh recommended advisory statement regarding conference of plan consistency adopt the conditions as proposed adopt the ordinance 25-09-17-004 and approve ZMA7-24 and I'm happy to answer any questions you have at this time and I know the applicant team here is here as well.

Thank you again Mr. Brim. Bringing it to council. Questions, comments.

None. Hearing none. Is there a motion?

I'll make a motion to adopt the LER recommended advisory statement regarding comprehensive plan consistency. Adopt the conditions as approved and adopt ordinance 25917004 and approve ZMA 724.

Second. All in favor?

I.

Any opposed? Majority approves. Motion carries.

That concludes our old business. We have no new business this evening, so we're moving to advisory board and committee reports. Uh this is an opportunity for council members to share any updates from any recent advisory board meetings or committees. Does anyone have any updates to share?

If not then we have come to the end of the meeting. May I have a motion to adjurnn?

So moved.

Second.

All in favor?

Any opposed? Majority approves. Motion carries. We stand adjourned. Thank you all for joining us for our town council meeting this evening.