[{"_1":2,"_123":-5,"_124":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99,111],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6605203,"mediaKeyId","2987140-0da6faafcd3f9d1712f69eee60b90a0a","parentId",2987140,"title","Board approves annexation and rezoning for Wendell Commons grocery‑anchored center at Wendell Falls Parkway and Eagle Rock Road","audioSeconds",1880,"startMs",5794000,"endMs",7674000,"viewUrl","/Search/View?dp=1&key=2987140-0da6faafcd3f9d1712f69eee60b90a0a&start=5794&end=7674","thumbnailUrl","https://assets.pipeline.soar.com/2987140-0da6faafcd3f9d1712f69eee60b90a0a/thumbnail_5794000.jpg","articleUrl","/articles/6605203/Wendell/Wake-County/North-Carolina/Board-approves-annexation-and-rezoning-for-Wendell-Commons-groceryanchored-center-at-Wendell-Falls-Parkway-and-Eagle-Rock-Road","mediaUrl","https://secure.pipeline.soar.com/6605203-072317815c53c583722938695d2bea59/orig.mp4?Expires=1771144945&Signature=VQ3mVEw5uTgQsPet5yHhsVEyJ487omFct-whTC0L04hgoqERdqKgYMoQIUgIS8wuWwx4RQPzWyZNcmK8e6SXkBwrQkYG9BUuktq1NTfkbMe1HhE7yGsshnGb1DBChfIkdpr2wZKgmoUZcWTs1Xr0iiPiJuJjXRGgCmuY7Na~sowCWHgIxihmNFftrdqduCJ6UEPhrBkNj21lhbyDYJEsIzseeyGhwSGSP~V~G-BMUKTOSG1ft2dk4FFaVLZMdBdqSeQZDt5TyJcLJ~VQuD2mq8Hzci8qVbBoWkUPyGj-LAGjcQb~~SgsogE5NQui8aNygz1HuMEFeITDxJ5g4MBaQw__&Key-Pair-Id=KUT5TJCACFTXG","author","Wendell, NC","date","2025-04-15T02:07:55.637Z","article","The Wendell Town Board approved annexation and rezoning of approximately 21.27 acres at the northeast corner of Wendell Falls Parkway and Eagle Rock Road to allow development of Wendell Commons, a grocery‑anchored commercial center proposed by Barnett Properties.

Staff described the proposal as a Corridor Mixed‑Use Conditional District (CMX‑COD) development intended to implement the town’s Blueprint Wendell small‑area recommendations for a grocery‑anchored node between downtown and the Wendell Falls community. The master plan includes a roughly 51,000‑square‑foot grocery anchor, a 10,000‑sq. ft. retail building, a 6,000‑sq. ft. retail building, four 4,800‑sq. ft. retail buildings and a roughly 50,000‑sq. ft. outparcel that has not yet been designed. The site lies adjacent to existing and under‑construction residential neighborhoods; a 155‑foot Duke Energy transmission easement separates the proposed grocery from Eagle Rise subdivision to the north.

The applicant requested several conditional modifications to UDO standards to accommodate grocery‑anchored parking and building layout: (1) allow up to five parking spaces per 1,000 sq. ft. for grocery demand (staff noted typical grocery pro formas require higher parking ratios), (2) allow certain parking in the front yard between buildings and the public right‑of‑way for grocery‑focused frontage, (3) relax some architectural requirements for side and rear elevations of buildings larger than 5,000 sq. ft., and (4) limit landscape/screening requirements within the Duke Energy easement to the extent Duke permits plantings there. The plan includes a 10‑foot multi‑use path along Wendell Falls Parkway and internal sidewalks connecting to adjacent neighborhoods and to a 20‑foot greenway easement.

Traffic and access were discussed at length. A traffic impact analysis (TIA) identified a series of turn‑lanes, a full additional travel lane along the frontage, and other intersection improvements; the project team and town staff said the developer would participate in a development agreement to construct portions of the town’s planned intersection improvements and that the town would reimburse certain town‑portion costs later, subject to a future developer agreement. NCDOT advised additional improvements to address queueing at driveways. Staff noted the developer had agreed to dedicate additional right‑of‑way along the parkway to reduce impacts on an adjacent residential corner.

Environmental and site control matters: the plan avoids a small Neuse River riparian buffer and wetlands on the rear of the site; stormwater control measures are shown; a 20‑foot Type B buffer is proposed where commercial adjoins residential. Staff said Wake County must issue sedimentation/erosion and stormwater permits before site work. The packet noted one existing contamination issue at a corner parcel that influenced where buildings would be located.

Planning staff recommended approval as the project implements several comprehensive plan objectives (activity center designation, pedestrian connections, neighborhood‑serving commercial uses). The planning board recommended approval. After public hearing and discussion, the board voted to approve the annexation and rezoning and adopt the attached ordinance; staff and the applicant will return with a developer agreement addressing the sequencing and funding of intersection improvements.

Commissioners discussed parking layout, the large eastern outparcel (which will need stand‑alone parking if developed), and how parking and building placement may be revisited if the anchor’s parking demand changes. Staff emphasized the project is consistent with the town’s small‑area plan and that the developer’s participation could accelerate intersection improvements that the town otherwise would construct on a slower timeline.","mediaType","Video","parentTitle","Wendell Board Meeting - 4/14","oneSentenceSummary","The board approved annexing about 21.27 acres and rezoning the site to Corridor Mixed Use (conditional district) for Wendell Commons, a grocery‑anchored shopping center at Wendell Falls Parkway and Eagle Rock Road.","taxTitle","Wendell, Wake County, North Carolina","taxId",46442,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6605208,"Wendell board approves special‑use permit for downtown golf‑simulator bar 'Stroke of Luck'",888,4930000,5818000,"/Search/View?dp=1&key=2987140-0da6faafcd3f9d1712f69eee60b90a0a&start=4930&end=5818","https://assets.pipeline.soar.com/2987140-0da6faafcd3f9d1712f69eee60b90a0a/thumbnail_4930000.jpg","/articles/6605208/Wendell/Wake-County/North-Carolina/Wendell-board-approves-specialuse-permit-for-downtown-golfsimulator-bar-Stroke-of-Luck","https://secure.pipeline.soar.com/6605208-2c8f0164ee8856e42f9ac71dc5a1e4c1/orig.mp4?Expires=1771144945&Signature=RxU3TcA9SV4OfMfhPYPakCb3LihfRCM8duze86C7L1VmhCSRKgXLjHfa9IOp96Jp-FkMgzHLxq3KUAhNqNUOgPE8k~TWsx6CR~O7Ps9W7y9d9ROUb24c68DqIjs51nVZr5FY8BIcgPG4uEHQlg-Phel3vfA0IqjwPJ7RcNm2jgLxgji035siKP7Z1t7mg1cNcDaHpmi0KU5xakfFEGbSKjkkRV4N-ig5OXpk492uvou~GKGZfhD6xxBFN1S6wiioLRr3aA4Ia9~f8h54wnaiWUfY8WWARGU2uSsJkB2vKVQQulTaOLHTfkuzGqY9cD3nQ8T5QG5WhCe-zSJz2wSmXg__&Key-Pair-Id=KUT5TJCACFTXG","The Wendell Town Board held a quasi‑judicial evidentiary hearing and voted to grant a special‑use permit for a proposed business called Stroke of Luck at 16 East Third Street, allowing indoor recreation (golf simulators) combined with a bar/tavern/nightclub use in an existing downtown building.

Town staff presented the application and described the proposal: a 3,500‑square‑foot, one‑story building with a stated occupancy of 68 people, two golf‑simulator bays (each accommodating up to four patrons for roughly 35‑minute sessions), and seating for about 30–50 customers in a bar area. The applicants applied under the DMX (downtown mixed) zoning district; UDO provisions require a special‑use permit for indoor recreation and bar/tavern/nightclub uses in that district. Staff noted the UDO’s distance restriction for bars/taverns/nightclubs (no facility within 300 feet of a church, school, or residential district) did not block the proposal: the nearest residential district was about 500 feet away and the nearest church more than 1,000 feet away.

Staff also reviewed building and life‑safety requirements, parking needs, and neighborhood context. The UDO parking standard for an entertainment/recreation use (1–2 spaces per 1,000 sq. ft.) would require four spaces for the existing building; the UDO allows two on‑street spaces to count toward the minimum. The applicants told the board they had secured a parking agreement with a nearby property owner and noted public parking lots nearby (about 550 and 825 feet from the site). The applicants have applied for building permits pending board action.

Brad Gulley, one of the applicants and a local resident, described the concept as an indoor recreational venue with a golf simulator and a social bar atmosphere meant to draw people downtown.

After closing the public hearing, a motion was made and carried to grant the special‑use permit subject to the condition that all applicable building permits, laws and codes be obtained and maintained. The meeting record shows the board voted in favor by voice; no roll‑call vote with member names was recorded in the transcript.","After an evidentiary hearing, the town board granted a special‑use permit allowing an indoor recreation/golf‑simulator business with a bar at 16 E. Third St.; approval included a condition that all applicable building permits, laws and codes be obtained and maintained.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6605214,"Consultant recommends moving Wendell pay ranges toward 60th percentile to aid recruitment",1720,1902000,3622000,"/Search/View?dp=1&key=2987140-0da6faafcd3f9d1712f69eee60b90a0a&start=1902&end=3622","https://assets.pipeline.soar.com/2987140-0da6faafcd3f9d1712f69eee60b90a0a/thumbnail_1902000.jpg","/articles/6605214/Wendell/Wake-County/North-Carolina/Consultant-recommends-moving-Wendell-pay-ranges-toward-60th-percentile-to-aid-recruitment","https://secure.pipeline.soar.com/6605214-dbbcf0d7fe612cfbb685419947bbbe31/orig.mp4?Expires=1771144945&Signature=jFaasjmfg1PCheEJmnzvZABHmMkM~AymDoq2U0FI5-ZyTAS5qBPl0KD2ErYrDFkIYOzWmWL~hDOWDmMeuUbgaWytzV0XK6a~CSDzmNa5xdmhSfmSXTaHWUzyAs8r4UrHsuNv0ZgYG-pMOwUtgW86lFMiDA6UjD2WwqlQuw~lgMceHOJB8T1cGYlelVLrIMfi9Uo6i9SVdr0CKhUm10Hxr270hls1nkGi4hvyucoO6hcZcmZKWzTZpzHUPZBLESLKYrSP84MMIzxK2Pxl82Z6I36PSsIYMYZCJf5M0MvU-DolEGeWP~2lkvlaPVUwsopm2lABHVj-hDon~LHIrHkw3w__&Key-Pair-Id=KUT5TJCACFTXG","Rob from Evergreen Solutions presented the findings of a compensation and classification study the town contracted to evaluate internal equity and external competitiveness. The analysis covered 71 benchmark classifications, used 22 market peers (19 provided data), and combined employee participation and a market survey to create recommended pay ranges and implementation steps.

Evergreen recommended setting pay ranges near the 60th percentile of the selected market to improve recruitment and retention in a competitive regional labor market. Consultant data showed the town's market minimum was, on average, about 15.5% behind market for the 71 benchmark positions; the weighted recommended move averaged about 17.6% across positions. The firm proposed an implementation approach that preserves employees' relative placement within a range (a comp‑ratio approach) while moving pay ranges upward; the recommended implementation preserves roughly 90% of an employee's existing placement when ranges are adjusted.

The study combined an internal job assessment tool (employee survey, sometimes called JAT) and external market matches (an average of approximately 9.6 market matches per position). Participation rates were above national averages for similar studies (about 78% employee survey completion and 85% of job classifications captured). Benefits were reviewed and found broadly competitive; consultants noted non‑pay factors such as flexible scheduling and career development as retention tools. Consultant recommended a one‑time implementation cost (base‑salary adjustments) that would be handled in the budget process and followed by annual percentage increases tied to CPI, tenure, and performance.

Board members asked detailed questions about anchors, compression, how to handle new or specialty positions, and what staff would receive in the final report. Rob said the final deliverables would include the list of market peers, which ones responded, the recommended ranges by classification, and documentation of methodology; staff confirmed that items not fully detailed in the presentation will appear in the written report. Rob and staff also described a Jobforce Manager software tool to help the town maintain internal equity and place new classifications fairly going forward.

No formal board action was recorded on the study at the meeting; staff and the consultant said final reports and job‑description updates would follow as next steps and that the town would use the recommendations in the FY‑26 budget process.","Evergreen Solutions presented a compensation and classification study recommending new market‑competitive pay ranges (targeted at about the 60th percentile), a one‑time implementation to align 71 classifications, and ongoing processes including job description updates and training on a job‑classification tool.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6605218,"Wendell police propose three-year golf-cart registration, remove annual inspections",502,1348000,1850000,"/Search/View?dp=1&key=2987140-0da6faafcd3f9d1712f69eee60b90a0a&start=1348&end=1850","https://assets.pipeline.soar.com/2987140-0da6faafcd3f9d1712f69eee60b90a0a/thumbnail_1348000.jpg","/articles/6605218/Wendell/Wake-County/North-Carolina/Wendell-police-propose-three-year-golf-cart-registration-remove-annual-inspections","https://secure.pipeline.soar.com/6605218-48f4282cb1fe4a8c92c5ccc729287610/orig.mp4?Expires=1771144945&Signature=V~1rmmbYk8AHzll4b7ThBXBK5HbwtPc64sZRmsY04MGVSZEM-ZBI8Hur9T0QoHNOtW2mfTpiZ7MbWbOYda7~HTeWmLrJ09B6ZWSz4Nod5zIaq-vwO5yz0aNDZ3Khp4yY4clKdmpZWJGppw~QWEWTdiQEbqKDfL-36ZrJQwujdDhJOhHm1Qyc2yO71AAAEgkQsUyjhfvX34eIcgBerplBO7X~WgswwNAqyJYo8mJlVV03TGxk21hjpIX54yAVdpIB5S9Tvna5ow9TFpuZmNyhjFOh3szu6ada3PxWmt1pCt0SYT32RFOw-uWmLnUW7DSzddapaNxOKP0NTjRxPc-Fsw__&Key-Pair-Id=KUT5TJCACFTXG","Wendell police Captain Justin Loy presented proposed changes to the town's golf‑cart ordinance, recommending a shift from one‑year registrations to a single three‑year registration at $300 and removing the existing mandatory inspections in favor of an owner-signed attestation. The proposal also includes civil fines for ordinance violations and administrative adjustments to how decals and renewals would be handled.

Board members and staff said the change aims to reduce administrative burden while maintaining safety requirements in the ordinance. Under the proposal, owners would complete a one‑page online application attesting that the vehicle meets the ordinance's safety provisions (mirrors, working brakes, steering, tires); the town would mail decals at the end of each three‑year cycle. New registrations would be prorated by quarter and all registrations would expire at the end of a three‑year calendar cycle.

The presenter said the town would keep the existing safety requirements in code even though it would eliminate a mandatory physical inspection, relying on the attestation and enforcement tools. Staff also proposed adding civil penalties to supplement existing state criminal penalties so the town could address noncompliance administratively in many cases. For carts that expire this year, owners would be rolled into the first three‑year period (2026–2028) at no extra cost.

Commissioners pressed staff on specifics. Commissioner Joyner asked if civil fines would be used in addition to criminal charges; staff said they would not be the routine path in cases such as DWI but could be applied where appropriate. Commissioner Delitzsch asked for a redlined version of the ordinance showing exact changes; staff agreed to provide that. Commissioners also raised technical clarifications: several members suggested updating the ordinance's technical definition of a golf cart (current 20 mph and older weight limits) to reflect newer models (suggested 25 mph; 1,500–1,600 pounds as an example). The board discussed seat‑belt language; staff confirmed seat belts would be required for minors when minors are passengers and said the board could require belts more broadly if it chooses.

Staff said the town has about ten years of experience administering the golf‑cart program and that incidents have been rare; the replacement of inspections with an attestation is based on that local experience. Commissioners reiterated a request for a clear redline of the draft ordinance before final action.

The item was a presentation and discussion; the transcript records no formal vote on ordinance adoption that night. Staff committed to provide a redline version of the proposed ordinance and to circulate details including the exact attestation language and proposed civil‑penalty schedule.","Town staff proposed moving to a three‑year registration period with a $300 fee, replacing annual inspections with a signed attestation and adding civil fines; board members asked for clearer redline language and raised technical questions about speed/weight definitions and seat‑belt requirements for minors.",{"_33":112,"_35":36,"_37":38,"_39":113,"_41":114,"_43":115,"_45":116,"_47":117,"_49":118,"_51":119,"_53":120,"_55":56,"_57":58,"_59":121,"_61":62,"_63":64,"_65":122,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6605198,"Votes at a glance: Wendell board approves multiple contracts, grants, policies and plans",1498,7678000,9176000,"/Search/View?dp=1&key=2987140-0da6faafcd3f9d1712f69eee60b90a0a&start=7678&end=9176","https://assets.pipeline.soar.com/2987140-0da6faafcd3f9d1712f69eee60b90a0a/thumbnail_7678000.jpg","/articles/6605198/Wendell/Wake-County/North-Carolina/Votes-at-a-glance-Wendell-board-approves-multiple-contracts-grants-policies-and-plans","https://secure.pipeline.soar.com/6605198-0465e1fc41c2b912eb526e9edb6c1299/orig.mp4?Expires=1771144945&Signature=kiy2E3pckP3yohG0nTBe3sPRiBpayFQnzhVurAU7oKarD-PAVCWkRzbWd6FmSG1EOSshOpUX78VF2ugB2L~1Ff4KREA0dQAB5aYZD8Pole5Cpp8GimE9x3NqoHmpWK2vUaX1dp3vGvV5yqeREJ5MXMOw82jsifD1Jyu0~li1dFZ~QKBEXdjjTVrfb1yO2BDsKE9TJTvGdWKV5vOnHn9BIm1~gyR6vyY1Z-ym50uBP7PxzNXV2bVdlEbJzstNYALD1TMBfdRnihmjjREZot1hFgTgf4i3MSQp1Ll4huBRFvZ0h9bnFXv3TLJUL7DHXy4i-ISg3CUXVKeuGj0H75415A__&Key-Pair-Id=KUT5TJCACFTXG","Several items on the board agenda were decided by motion and voice vote during the April 21 meeting. This roundup lists each formal action, the motion as stated in the record, and the recorded outcome.

1) LAP U6244 Construction Engineering & Inspection (CEI) services — rankings and contract authorization
Motion: \"Approve the rankings and authorize the town manager to negotiate and sign a contract for the RFQ for the LAP U6244 construction engineering and inspection services, contingent upon NCDOT concurrence.\"
Outcome: Motion carried. Selection committee ranking: 1) Transystems; 2) JMT; 3) Volkert; 4) RK&K. Staff will negotiate with Transystems pending NCDOT concurrence. Funding for the CEI services is included in the project budget.

2) 45 North Main murals — certificate of appropriateness
Motion: \"Approve the mural request.\" (Applicant: Cat Daddy's Bottle Shop; mural designs include a guitar/music theme and an interactive mic stand; business name not displayed on mural.)
Outcome: Motion carried. The appearance commission recommended approval; staff will issue a certificate of appropriateness if no additional conditions are imposed.

3) Downtown improvement grant — amendment to prior application
Motion: Board amended an earlier Tier‑2 downtown improvement grant application so the new mural funding request could be included under the original grant rather than count as a second grant in five years.
Outcome: Motion carried. Staff recommended the approach to keep total funding under the Tier‑2 $5,000 cap; the amended combined grant remained below the maximum.

4) CEI RFQ (LAP U6244) — authorization (duplicate referenced)
Motion & outcome: See item 1 above (Transystems selected; town manager authorized to negotiate and sign contract contingent on NCDOT concurrence).

5) Accept rankings and authorize negotiation for Unified Development Ordinance (UDO) update
Motion: \"Accept the rankings and authorize the town manager to negotiate and sign a contract with Kimley‑Horn to update the town of Wendell's UDO.\"
Outcome: Motion carried. The contract is a roughly 15‑month project; Kimley‑Horn was the recommended firm.

6) Adoption of updated financial goals and policies
Motion: \"Adopt the recommended updates to the financial goals and policies document.\"
Outcome: Motion carried. Major changes noted include establishing debt service and capital project funds (including criteria for capital project ordinances) and a stormwater utility fund; staff will circulate redlines requested by commissioners.

7) Adoption of the 2025 strategic plan
Motion: \"Adopt the 2025 strategic plan.\"
Outcome: Motion carried. The plan will guide FY‑26 and FY‑27 budget priorities across five goal areas: downtown vibrancy/economic growth, public safety and neighborhood improvement, infrastructure/transportation/environment, parks/recreation/events/culture, and organizational culture and communications.

Most actions were approved by voice vote; the transcript does not include roll‑call tallies with member names for each vote. Where staff noted contingencies (NCDOT concurrence; developer agreements; permit approvals) the motions specified the contingencies or staff indicated follow‑up tasks.","At its April 21 meeting the Wendell Town Board approved consultant rankings and contract authorizations for transportation construction inspection and a UDO update, approved downtown murals and amended a prior downtown grant, adopted updated financial policies and the 2025 strategic plan.","actionData","errors"]

Article not found

Board approves annexation and rezoning for Wendell Commons grocery‑anchored center at Wendell Falls Parkway and Eagle Rock Road

Wendell board approves special‑use permit for downtown golf‑simulator bar 'Stroke of Luck'

Consultant recommends moving Wendell pay ranges toward 60th percentile to aid recruitment

Wendell police propose three-year golf-cart registration, remove annual inspections

Votes at a glance: Wendell board approves multiple contracts, grants, policies and plans