[{"_1":2,"_111":-5,"_112":-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],{"_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",6189148,"mediaKeyId","5058522-2751c7643fad4c51d68991cacf6258dd","parentId",5058522,"title","Wendell OKs Buffalo Station rezoning, secures developer-built neighborhood park and agrees fee-in-lieu option for court amenities","audioSeconds",2574,"startMs",6824000,"endMs",9398000,"viewUrl","/Search/View?dp=1&key=5058522-2751c7643fad4c51d68991cacf6258dd&start=6824&end=9398","thumbnailUrl","https://assets.pipeline.soar.com/5058522-2751c7643fad4c51d68991cacf6258dd/thumbnail_6824000.jpg","articleUrl","/articles/6189148/Wendell/Wake-County/North-Carolina/Wendell-OKs-Buffalo-Station-rezoning-secures-developer-built-neighborhood-park-and-agrees-fee-in-lieu-option-for-court-amenities","mediaUrl","https://secure.pipeline.soar.com/6189148-41612be4b9681ed9ea00473fb734118e/orig.mp4?Expires=1771004968&Signature=UAC8HGLMTeAYgd8zhew2dcKTfcKbNiyImcdz52pVGKnuT200XfHE50LaBLY2G0G27fGWeqAzS0IDWeF8hjyXOznOztReGhEP0JGNnti1SiG8lv8WUNDK15JkbIkA1N4yZH5qYywrUsinp617iRVlP6i3Ysrcn73~YCbRVqkZYI-YWMf1q~IgScB2m96PIF9oG0-gjK-T0KLNIRYUu5P3WUCU~waGiL8I0iOg1QAmEmETiDzu42-AeCT6H~vGwyyE--WuM7MtTUm4ZuOI1UdkzpUAp1orLB-jpnu4q1yg6y2BpDVUPkVnhyqWopJ3heu70UiZhHnGacbvTZ0Ojx8HEA__&Key-Pair-Id=KUT5TJCACFTXG","author","Town Council of Wendell, NC","date","2025-06-24T14:29:08Z","article","The Town of Wendell board approved annexation and rezoning of about 27.15 acres at 1012 Wendell Falls Parkway for the Buffalo Station mixed-use project and accepted a developer’s agreement under which the developer will construct and dedicate a neighborhood park and recreation facilities to the town.

Under the approved plan the site will contain roughly 83 alley-loaded townhomes, a 1.29-acre commercial parcel at Jake May Drive and Wendell Falls Parkway intended for neighborhood-serving uses, and an extended 10-foot multiuse path to link pedestrian routes toward Buffalo Creek and the future Wendell athletic complex. Staff and the developer said the plan preserves approximately 67 percent open space because a significant portion of the parcel lies in floodplain and other environmentally sensitive areas.

The recreation package shown in the plan includes a pickleball court, a tennis court, a natural play area and paths. During the hearing neighbors raised concerns about the proximity of the tennis court and the possibility of noise and privacy impacts. The developer and staff proposed additional landscaping and screening and agreed the tennis court would not be lighted. Commissioners asked staff and the developer to explore locating the active-sport amenities and agreed, as a result of deliberations, that the town may accept a fee in lieu for the tennis court site in the public right of way and use those funds to deliver an equivalent amenity elsewhere if that approach better serves neighborhood needs.

Why it matters: The decision directs developer-built, town-dedicated recreational amenities into a growth corridor and provides a pedestrian connection from new neighborhoods toward the Wendell athletic complex and regional greenways. It also responds to resident concerns about facility siting and protects floodplain areas by concentrating development in the buildable portion of the tract.

Key details: the town’s zoning conditions require anti-monotony design rules, material standards (two or more accepted materials on facades, vinyl limited to trim), minimum garage and driveway dimensions, and that townhomes be alley-loaded with rear and side elevations containing windows. The commercial parcel will be limited to neighborhood-serving uses (general retail, child daycare for more than eight persons permitted by right) and disallows several intensive uses such as standalone ABC liquor stores, funeral homes, tattoo parlors, automotive uses and outdoor event venues.

Board discussion and public comment: residents from adjacent Foxborough Crossing and North Kinnelman Circle voiced concerns about line-of-sight, the tennis court’s proximity to houses, stormwater and traffic safety. Staff explained the development will install sidewalks and a collector street designed to provide local connectivity and said the project is not generating trips high enough to require a TIA; developers will still construct required frontage improvements and sidewalk connections. The developer agreed to additional plantings and screening near the courts andconfirmed courts would not be lit.

Outcome and next steps: the board approved the rezoning and the developer’s agreement; the developer will build the specified park and recreation improvements and dedicate them to the town per the developer’s agreement, and the town and developer will finalize exact amenity siting and any fee-in-lieu arrangements in construction and dedication documents.","mediaType","Video","parentTitle","Wendell Board Meeting - June 23, 2025","oneSentenceSummary","The Wendell Board of Commissioners approved annexation, rezoning and a developer’s agreement for the 27.15-acre Buffalo Station site at Wendell Falls Parkway and Jake May Drive, clearing the way for 83 townhomes, a small commercial parcel and developer-built recreation facilities to be dedicated to the town.","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},6189152,"Wendell approves annexation, rezoning for 535-unit West End mixed-use development with park dedication and timeline change for amenities",4879,1924000,6803000,"/Search/View?dp=1&key=5058522-2751c7643fad4c51d68991cacf6258dd&start=1924&end=6803","https://assets.pipeline.soar.com/5058522-2751c7643fad4c51d68991cacf6258dd/thumbnail_1924000.jpg","/articles/6189152/Wendell/Wake-County/North-Carolina/Wendell-approves-annexation-rezoning-for-535-unit-West-End-mixed-use-development-with-park-dedication-and-timeline-change-for-amenities","https://secure.pipeline.soar.com/6189152-c30c327408f3abc1d2a27932090bee82/orig.mp4?Expires=1771004968&Signature=bEY-~vCtegCetbGZBbmumEa60hmwraFwUycavcMXVSy0YaFLPqD2WC6VcFF3TC9D0S7oEZH28vNXiPI94aBHYapG3EZiYN8W2XxmmqpGMeq~s9FEDz8pkkD4f04HFjBwIZvJ6bu1bXVgeVadfgSUr071prwtWyVqCqK-xHW82P5oAMgl5H~SE4vvyTceo3W2ZqwqqMshxbje4iH6X472i0JuW4FMfGU46nWNO39lyvl3FP1Khqr3M2PLPsEQz2lAQr0ac0qPzSdoX9HfWctKneUdVMtJy2rn2utFu1DpIwVdb2M62ZkZ0UV1T4jwV5kDybD0nDykcqzlY8ilADd23w__&Key-Pair-Id=KUT5TJCACFTXG","The Wendell Board of Commissioners voted 4–1 to approve annexation and rezoning of roughly 41.43 acres along Wendell Falls Parkway to create the West End Mixed Use Development, a project that would allow up to 384 multifamily units, 151 townhomes and about 20,000 square feet of nonresidential space plus a town-dedicated park.

Planning staff told the board the conditional district plan calls for a mix of commercial at the parkway frontage, multifamily buildings and townhomes, a 4.43-acre public park to be dedicated in phase 1, a 10-foot multiuse path to connect into the site and specific architectural, setback and buffering standards intended to protect adjacent Wylie Oaks homes. The proposal showed 535 maximum dwelling units overall and an overall density of about 12.91 units per acre.

The board’s approval included two changes to staff-recommended conditions. The board extended the deadline in condition 16 (originally 2 years) to 4 years for the town to commence construction of playground and pavilion facilities in the dedicated park after the land is conveyed, and it added language to ensure that any fee-in-lieu refunds would be used to benefit the neighborhood if the town did not immediately use the funds on the park as envisioned. Those changes were adopted as part of the motion approving the annexation and rezoning.

Why it matters: the project fills a 41.43-acre parcel between Poole Road and Martin Pond Road immediately adjacent to existing and approved development at Wendell Falls and Richardson Farms, and will add hundreds of housing units and a publicly owned neighborhood park. The approval sets conditions intended to manage transitions to existing single-family neighborhoods, requires specified amenities in apartment and townhome areas, and obligates the developer to dedicate parkland as public open space in phase 1.

Key details: staff said the site plan locates commercial uses at the parkway frontage, multifamily buildings behind that strip and townhomes toward the eastern property line adjoining Wylie Oaks. Amenities shown in the multifamily area include a clubhouse, pool, fitness and business space, a dog park and a butterfly garden. Townhome open-space requirements include a village square, playground and mailbox kiosk. A Neuse River riparian buffer and other environmental constraints limit development in the site’s northern floodplain.

Transportation and utilities: the project’s Transportation Impact Analysis (TIA) projects about 233 AM peak-hour trips and 321 PM peak-hour trips. The applicant will dedicate right of way along Wendell Falls Parkway and construct a full lane and queuing/right-turn lanes as shown in the TIA. Three driveways onto Wendell Falls Parkway were shown: two as right-in/right-out and the main access at the signalized intersection planned with adjacent Richardson Farms.

Board discussion and public comment: several nearby residents spoke at the public hearing to raise traffic, well-water, wildlife and tree-loss concerns and to ask about annexation and sewer connections; staff and the developer said existing utilities in adjacent developments create future connection points and that individual homeowners would not be forced to annex. The applicant said the park dedication was meant to connect a greenway corridor northward and argued the park would create a neighborhood gateway. Commissioners pressed staff and the developer on the two-year park timeline; following discussion the board lengthened it to four years and clarified that refunded fees must be used within the neighborhood if the town does not proceed immediately with the playground and pavilion.

Outcome and next steps: the board approved the annexation and rezoning ordinance with the revised conditions; the applicant will return with construction drawings and final development plans for the conditional district and then proceed to permitting and construction according to the approved phasing and conditions. Staff noted the planning board had previously recommended approval 5–0 and that technical review comments from town staff had been addressed.

Implementation notes: the vote authorizes the land-use change; dedication of the parkland must be conveyed in phase 1 and the town will later accept parkland and improvements through standard town acceptance procedures. The conditions require specified planting buffers, minimum driveway and garage sizes, and a 10-foot multiuse path connection.","The Wendell Board of Commissioners voted 4–1 to annex and rezone about 41.43 acres along Wendell Falls Parkway for the West End Mixed Use Development, permitting up to 535 housing units, 20,000 square feet of nonresidential space and a roughly 4.43-acre public park.",{"_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},6189138,"Wendell Parks and Recreation presents year-end program growth and capital plan updates; mayor proclaims July Parks and Recreation Month",625,993000,1618000,"/Search/View?dp=1&key=5058522-2751c7643fad4c51d68991cacf6258dd&start=993&end=1618","https://assets.pipeline.soar.com/5058522-2751c7643fad4c51d68991cacf6258dd/thumbnail_993000.jpg","/articles/6189138/Wendell/Wake-County/North-Carolina/Wendell-Parks-and-Recreation-presents-year-end-program-growth-and-capital-plan-updates-mayor-proclaims-July-Parks-and-Recreation-Month","https://secure.pipeline.soar.com/6189138-d8afbbaab6a95428c460d218166c3c42/orig.mp4?Expires=1771004968&Signature=CnmHlwRbBluz0oQXr6v1GIP~k8O5D2Xs5BhR9IQ150f5xT3Mi70tXMbHHC~~WJ6JQyiTlPAZSzGpduDXZDLBY7Y6Qst1ehvoHzoW02EmLtjzSS3v0DQnEOAX~zvAsEYJJFG5oHfC7qpdEPKfx75ma-RZ0RdBF6NdinV7TySxdHg-hw1pUGV5ZM2Wg4yj5WzZrAf5VJX0kwMfBqqOVLf45eO7SbyN98aXHbHQm4HO9Ak0d4Agjbz5Zdq852UuPpDStIn-85CS7twX-8W081rplr85l7vZGkA0Ufc0Vv48ktMGnNU5rKtXUQtoAWr4QQnNhBMcHsND05EoIjNtpk~b4A__&Key-Pair-Id=KUT5TJCACFTXG","The Wendell Parks and Recreation director presented a year-end report to the board highlighting participation trends, new programs, and capital projects planned or under construction.

Participation and programs: staff reported steady adult athletics participation, with growth in several youth sports (notably spring baseball and fall t-ball). Current programs include dance (SC Dance), Zumba, senior Zumba and senior Tai Chi, senior drumming and a senior walk program. The senior center has reinstated programs and offers SHIP (Seniors Health Insurance Information Program) counseling and an on-site pharmacist 2–3 times per month. Camps during the summer include baseball/softball camps, soccer camps with Neuse River Soccer Club, Brainy Builders STEM camp, and track-out camps. Staff said the summer foods program and a monthly food bank continue to operate.

Capital and facilities: staff outlined recent and upcoming capital work: new fencing and fence capping at Jack May and Doug Proctor fields, four lit pickleball courts, beach volleyball sand replacement, a Perry weather station installation at Wendell Park and Holly Brook Park construction completed and opened in 2025. Design for Buffalo Creek Greenway and Main Street Greenway is complete with construction bidding underway; the Wendell Athletic Field complex design was complete and staff is preparing bids. The Carver Community Center at Pleasant Grove design was finished with construction scheduled for 2025; a new recreation center design is planned for fiscal year 2026 with construction beginning in 2027. Staff said the updated Parks and Recreation Master Plan was approved in the budget for FY26.

Proclamation: Mayor Virginia Gray read a proclamation designating July 2025 as Parks and Recreation Month, recognizing programming that promotes health, youth development and summer food programs.

Board questions and access: commissioners asked about real-time access to the installed weather station; staff said a live feed and login are available via the parks and recreation page on the town website.

Next steps: staff will proceed with construction bidding on projects in design and continue program registration and operations.","Parks and Recreation director reported steady adult athletics, growth in youth programs, new senior services and facility projects including a new soccer complex, pickleball courts and Hollybrook Park opening; the board also issued a proclamation designating July 2025 as Parks and Recreation Month.",{"_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},6189143,"Wendell staff report MS4 stormwater program accepted by state; town readies public hotline and inspection processes",188,1660000,1848000,"/Search/View?dp=1&key=5058522-2751c7643fad4c51d68991cacf6258dd&start=1660&end=1848","https://assets.pipeline.soar.com/5058522-2751c7643fad4c51d68991cacf6258dd/thumbnail_1660000.jpg","/articles/6189143/Wendell/Wake-County/North-Carolina/Wendell-staff-report-MS4-stormwater-program-accepted-by-state-town-readies-public-hotline-and-inspection-processes","https://secure.pipeline.soar.com/6189143-96c286dc941b499848247ffee2cdc237/orig.mp4?Expires=1771004968&Signature=RQ6HyD6cBBb65HS2ZvOD8shHzJPk4fYJPmKwIPIHySEmlLxCLuitNLgpUnObkoMOLPKGI~pcO0cLrTZV0homvGcAGe8cjHzQV1YsPkANfOFDEo-dR3iuR5lGHdlEkIfD3~jCugUyePMLUR6kHV1kdL3h-IYKjeEbh05z-DgVoAuyLfSMPIinv~DRoGG0aoCtJx6jFwWtfWbZVJBjKLaqKnXT0ahWlr3rYxfEOme1Q~6V27XmtoD27z18UgFe0wpISNQRslRLhTPumD72yAhNN7cFSCnt5CWGfVZ3aGU2LS5nJypPN7fHtvURey3RjrnQgkHgoR0U~SRmcH5bym4M7A__&Key-Pair-Id=KUT5TJCACFTXG","Town stormwater staff reported to the Wendell Board of Commissioners that the town successfully submitted its stormwater management plan and that the North Carolina Department of Environmental Quality (DEQ) has approved the town for the next five-year MS4 (municipal separate storm sewer system) Phase II permit cycle following the town’s responses to prior Notices of Violation.

Staff reviewed work performed to meet the six minimum control measures required under the NPDES MS4 program implemented under the federal Clean Water Act and enforced by the state. The measures include public education and outreach, public involvement and participation, illicit discharge detection and elimination, construction site runoff controls, post-construction runoff controls, and pollution prevention/good housekeeping for municipal operations. The presentation noted several implemented actions: a new stormwater ordinance adopted by the council, a 24/7 stormwater hotline monitored by the stormwater administrator and town engineer, conveyance pipe inspections during construction, a facility inspection program, and employee spill-response training.

Why it matters: MS4 permit compliance is a prerequisite for municipal stormwater regulation and affects how the town inspects construction sites, manages post-construction stormwater controls, and educates residents about pollution prevention. The state’s acknowledgement that prior NOVs were satisfied means the town may proceed under the next five-year compliance cycle with DEQ oversight.

Board comment: commissioners praised staff for implementing inspection and hotline programs and for coordinating with Wake County on construction site runoff control. Staff said an updated town webpage with stormwater documents would be launched imminently to provide public access to program materials and reporting.

Next steps: staff will complete the public-facing web materials, continue annual inspections of post-construction controls and oversee implementation of conveyance inspections and other procedural improvements mandated under the MS4 permit.","Town staff told the board that the town's stormwater management plan for the municipal separate storm sewer system (MS4) was approved by the state (North Carolina Department of Environmental Quality) for the Phase II five-year permit cycle after the town satisfied earlier Notices of Violation; staff outlined six minimum control measures and new","actionData","errors"]

Article not found

Wendell OKs Buffalo Station rezoning, secures developer-built neighborhood park and agrees fee-in-lieu option for court amenities

Wendell approves annexation, rezoning for 535-unit West End mixed-use development with park dedication and timeline change for amenities

Wendell Parks and Recreation presents year-end program growth and capital plan updates; mayor proclaims July Parks and Recreation Month

Wendell staff report MS4 stormwater program accepted by state; town readies public hotline and inspection processes