The following is intended to summarize some of the milestones in the governance of Valdese that are relevant to the Valdese Public Safety Building Project. The townofvaldese.com web site has a page dedicated to this project:
Here is a content dump of minuted items related to this project:
FIRE Charlie Watts said the department had 35 air bottles that would reach end-of-life age per DOT and would need to be replaced at $800 each at an estimated cost of $28,000. Upgrade 45 bottles and upgrades to current air packs to 4500psi - $40,000; upgrade to filling station - $1,000. He reviewed advantages or disadvantages of the bottles and air packs. He said 18 new air packs with spare bottles, firefighter tracker system and improved firefighter communication system would cost an estimated $125,000. The department currently has a 1985 Pierce Arrow 50’ Ladder Truck (30 years old) and repair parts were non-existent and there were a lot of issues with the ladder truck. The estimate to refurbish the current ladder truck - $300,000. He estimated a cost of $750,000 for a new ladder truck with a 75 foot ladder. They need a new phone system for departments, new apparatus engine bay heaters, want to participate in elementary school reading program and they need additional volunteer firefighting personnel. The metal roof and trim needs painting at a cost of $6,500.
Chief Watts said staff needed to obtain the deed from The Settings by June 30, 2015.
Mr. Morse said there would be an additional $20,000 contribution for the new communications center
Mr. Seth Eckard appointed as new Valdese Town Manager, replacing Mr. Jeff Morse.
FIRE Charlie Watts said the department currently has a 1985 Pierce Arrow 50’ Ladder Truck and repair parts were non-existent and had to be custom-made. He estimated a cost of $780,000-$850,000 for a new ladder truck with a 75 foot ladder. In order to maintain the current NC Department of Insurance Rated Fire Department with a Class 4 Rating they must have no less than 20 personnel listed on the state roster and he currently has 21 firefighters with seven fulltime and 14 paid on-call. The contributing factors for no volunteers is the aging population, median age of Valdese residents is 46.9; rise in two-income households; training and response requirements; less flexible employers; family and home responsibilities, and career/job demands. He recommended hiring part-time personnel to meet the NC State roster requirement of 20 which would put more personnel on incident scenes and provide personnel to assist with ongoing programs at a cost estimate of $25,000 for a part-time Firefighter/EMT, eight hours per day, five days per week. He recommended resurfacing of parking lot and front pad at an estimated cost of $40,000; fire apparatus engine bay heaters - $7,500. He said the estimated cost to renovate the old town hall would be approximately $130,000.
Mr. Eckard said the loan agreement with USDA for the Ladder Truck was in the amount of $850,000. Fortunately, the USDA provided a grant in the amount of $46,700. The terms for the USDA loan would be $803,300 loan at 2.5 percent interest rate for 20 years with an annual debt payment of $52,761.
FIRE DEPARTMENT CHARLIE WATTS – DEPARTMENTAL REQUESTS AND 911 COMMUNICATION CENTER Chief Watts said the new fire engine should arrive in October 2017. He offered a brief update on the 911 Communication Center. He said the Police and Fire Departments would need a new complex within the next 10 years. He said the Fire Department needed bay door replacement and resurfacing of the front pad and as a future budget item they would need a Rescue UTV
The General Fund Budget reflects expenditures of $350,000 from the Capital Reserve Fund for projects across multiple departments. Highlights include:
Chief Watts informed Council that he received a report from an engineer today about possible structural issues at the fire and police complex. Staff will meet with the engineer to discuss the findings.
PUBLIC SAFETY BUILDING Fire Chief Charlie Watts informed Council that staff has been monitoring the structural faults in the public safety building for a number of years with no marginal change in those characteristics. Chief Watts stated that the extreme cold the area experienced in January created two additional cracks in the floor that weren’t there previously and also worsened the cracks in the walls that had existed prior to that time. Chief Watts stated that these changes brought the structural integrity of the building into question. Chief Watts met with representatives of West & Associates and was advised that review by a structural engineer was recommended because what was in the building was beyond their expertise. Chief Watts then contacted C. Michael Alberto, III and requested an inspection of the facility. Mr. Alberto conducted a forensic inspection of the building and made recommendations based on his findings. Chief Watts shared that this report had been distributed to Council for their review and that a copy of the report can be found on the Town’s website. Chief Watts highlighted the findings in Mr. Alberto’s report.
Town Manager Seth Eckard stated that the building is not in any immediate danger of collapse. Mr. Alberto stated that isolated damage could occur if there were an extreme event such as a tornado. Chief Watts indicated that minimal repairs; such as, putting braces up on the outside of the building every so often and bracing the wall will be made to buy some time over the next couple of years to allow the Town to create an action plan. Mr. Eckard stated that the Town is currently considering three options: renovate the current structure, usefulness of the BB&T building, and building a new facility. Mr. Eckard stated that the assistance of professionals is important during this process to ensure the best investment for Valdese. Mr. Eckard stated that long term solutions will be studied closely and presented to Council during next year’s budget process.
Chief Watts introduced Ken Newell of SCN Architects, sharing that he selected this firm as they specialize in fire and police departments. Mr. Newell highlighted his proposal and stated that he will not duplicate the work that Mr. Alberto has already completed. Mr. Newell will develop a written program for every interior and exterior space associated with both departments, evaluate long term and short term needs of the departments, study the BB&T facility to determine if one or both departments would fit, and study the existing public safety building. SCN Architects will review the report created by Mr. Alberto and give recommendations on the existing building to determine if its use as a public safety building should be continued. SCN will also provide preliminary design options including rough estimate construction cost projections for the aforementioned buildings.
Mayor Black asked Mr. Newell if his position as an architect would influence the decision to renovate or build new and asked if entering into this contract for design services and feasibility study would bind the Town to further contract with SCN Architects. Mr. Newell stated that his firm provides various services across North Carolina and that many times it makes more sense to renovate and/or add to existing facilities than to build new. Mr. Newell stated that the Town has no obligation to contract with his firm after the study is complete; however, one benefit of using SCN for this process is that credit would be applied to future invoices for work already performed if the Town did decide to further contract with SCN.
Councilman Ogle asked if there was a way to explore options without entering into a contract. Town Manager Seth Eckard stated that staff did not have the expertise to make the necessary determinations and recommendations.
Councilman Delp stated that he didn’t think Council should be asked to make an informed decision without being informed of the available options and what it may cost. Mr. Delp felt it was important to have someone that knows what they are talking about to assist with this process.
Councilwoman Stevenson said she felt it was important to have the proper information so we do not end up with this problem again. This will help us make the right decision.
Councilman Sweezy made a motion to enter into a contract with Stewart Cooper Newall Architects for design services and a feasibility study in the amount of $17,500, and to authorize the town manager to sign the contract, seconded by Councilwoman Stevenson. The motion passed with voting as follows: Stevenson-aye, Delp-aye, Sweezy-aye. Opposed: Councilman Ogle.
Mayor Black called the meeting to order at 7:00 p.m. Mr. Black stated that this was a Special Called Council Meeting to meet with representatives from SCN-Architects to discuss the results of the police and fire department feasibility study and to discuss the structural engineer’s findings. Mr. Black informed the audience that no public comments would be taken at this meeting.
STRUCTURAL ENGINEER REPORT: Structural Engineer Michael Alberto presented the findings of the forensic inspection of the public safety building. Mr. Alberto shared that he focused his study on the location that is currently occupied, this is the area with the most severe issues and where operations take place. Mr. Alberto shared that the damage to the existing building compromises both gravity load and lateral load capacity, which is causing the structural issues. Mr. Alberto presented Council with three options: temporary shoring, Option A, and Option B. The estimated cost of temporary shoring is $150,000 and will provide support for at least ten years, the estimated cost of Option A is $700,000 and will provide support for at least thirty years, the estimated cost of Option B is $1,268,000 and will provide support for at least fifty years.
Councilwoman Hildebran asked what the timeline for each option would be. Mr. Alberto shared that there is not a clear timeline for this project yet as many decisions need to be made before beginning a project of this extent.
PRESENTATION OF FEASIBILITY STUDY: Ken Newell of SCN- Architects informed Council that everything that Mr. Alberto presented is critical for whatever Council decides to do with the building, if they do not tear it down. Mr. Newell continued to state that everything that has been discussed up until this point has just addressed structural needs, departmental needs have not been factored in. Mr. Newell shared that the purpose of the feasibility study was to determine what the departmental needs are today, and what the needs are for the future; sharing the specific needs for each department. Based on these needs, Mr. Newell presented various options and cost estimates for the departments.
Representatives from SCN-Architects shared that the timeline to start a new construction is almost two years and encouraged Council to approve the temporary shoring repairs to ensure the safety of staff if they wished to proceed with a construction option.
COUNCIL DISCUSSION AND QUESTIONS: Councilwoman Stevenson asked Police Chief Jack Moss and Fire Chief Charlie Watts if they felt it was important for the departments to remain at the same location; they responded that it is not important. Chief Watts shared that it is important for the fire department to remain in a location close to the center of town for response times and insurance rates.
Mayor Black asked the representatives from SCN-Architects if they would be available to answer questions at a later date, should Council request additional information. The representatives indicated that they are available at any time. Mayor Black mentioned that the Town of Maiden just built a new fire station and expressed his interest in knowing how much they paid for it.
Councilwoman Hildebran expressed her appreciation for having all of the options available for Council to consider to assist with making the best and most informed decision.
PUBLIC SAFETY BUILDING DISCUSSION During the presentation of the feasibility study conducted by SCNArchitects, Council was informed that the BB&T building would not be suitable for the police or fire departments. Councilwoman Hildebran made a motion to cancel the offer to purchase the BB&T bank building, seconded by Councilman Sweezy. The vote was unanimous.
Town Manager Seth Eckard will contact representatives with BB&T to inform them of Council’s decision regarding the property located at 225 Main Street E, Valdese.
Fire Chief Charlie Watts requested permission to proceed with short-term repairs to the public safety building. Mr. Watts informed Council that the structural engineer and architect are prepared to answer any questions they may have. The cost for temporary repairs is $149,500. Mr. Watts shared that this cost could increase if additional issues arise during the repairs.
Councilwoman Stevenson expressed her concern with spending this amount of money for a temporary fix and felt that the funds would be better utilized if applied to something that could remain if Council decided to stay in the current facility. Ms. Stevenson stated, “if we are going to do something major, I would not want to put that much money into something that is temporary. If we decide to repair and renovate the current structure, we could already have that much money towards that project and not have to start all over.”
Councilman Sweezy stated, “if we go with something like Option A we would have a building that should stand up for another 30 years and that would allow enough time to develop a better solution perhaps build a new structure at a time that we can come up with the funds to do so. Option A would not waste this temporary shoring money, it would give us an opportunity to perhaps investigate alternatives to Option A down the road.”
Mr. Alberto shared that Option A would be a long-term fix, that with proper maintenance, could be effective for at least 30, and up to 50, years.
Town Manager Seth Eckard shared that if Council were to decide to select Option A, in future budget years, Council could consider other remodeling costs for the interior of the building and also later on look at the cost of possibly demolishing the unused portion of old town hall and utilizing that better for parking or other needs.
Mayor Black acknowledged that Council had reached a consensus, wishing to pursue Option A and requested to continue this discussion at the next meeting when staff has more definite numbers and details for this option.
MANAGER’S REPORT: … Staff is seeking a second opinion on the structural repairs at the Public Safety Building. A local structural engineer will look over the building and provide feedback. This information will be evaluated before proceeding to the next step
Mayor Black called the meeting to order at 5:30 p.m. at the Valdese Fire and Police Department. Mr. Black stated that this was a Special Called Council Meeting to tour the facility with town staff and engineers. Structural Engineer Michael Alberto led a tour of the facility; identifying issues throughout the building. At 5:57 p.m. Councilman Ogle made a motion to recess the meeting to 6:00 p.m. in the Waldensian Room at Old Rock School, 400 Main Street W, Valdese; seconded by Councilwoman Hildebran. The vote was unanimous.
PUBLIC SAFETY BUILDING PRESENTATION: Benjie Thomas of West Consultants, PLLC; Structural Engineer C. Michael Alberto; and Bob Smith of Talley & Smith Architecture, Inc. provided the following presentation:
Probable Construction Costs for Options:
| Option 1: | $1,200,000 | Structural repairs to building |
| Option 1a: | $ 740,000 | Maintenance & Repairs (15-20yrs) |
| Option 2: | $4,850,000 | Fully Revonate Current Building |
| Option 3: | $5,700,000 | 17,094 SF New Construction |
| Option 3a: | $7,810,000 | 23,500 SF New Construction |
| Option 4: | $ 200,000 | Temporary Shoring/Repairs |
PUBLIC SAFETY BUILDING TEMPORARY REPAIRS Benjamin “Benjie” Thomas of West Consultants, PLLC, recommended that temporary structural supports be installed at the Public Safety Building. Mr. Thomas shared that Structural Engineer C. Michael Alberto will have a final design for the supports by May 31, 2019; at which time West Consultants can assist with preparing bidding documents. Mr. Thomas hopes to receive bids in time for presentation at the June 24, 2019 or August 5, 2019 council meeting. Mr. Thomas shared that the support system will consist primarily of pressure treated lumber and would be expected to last at least five years, with the possibility of several more years with proper maintenance.
Councilman Ogle made a motion to authorize Town Manager Seth Eckard to partner with West Consultants to solicit bids for temporary repairs to the Public Safety Building, seconded by Councilman Thompson. The vote was unanimous.
SPECIAL PROJECTS BUDGET & REVALUATION DISCUSSION Town Manager Seth Eckard offered an update on Town projects and reiterated that additional revenues from the revaluation of real property will be allocated for street resurfacing and repairs to the public safety building in the amount of $25,000 and $100,000; respectively.
Fire Department Police Department Building: The Town is in the process of securing bids for a temporary repair solution of structural damages of the public safety building. The temporary repairs are scheduled for completion no later than May of 2020. After temporary repairs are complete, the Town will have approximately five-years to carefully consider and implement a long-term solution for the public safety building. One-hundred thousand dollars of the new funds generated from the revaluation will be set-aside each year for a new public safety building.
Be it ordained by the Town Council of the Town of Valdese that pursuant to Section 13.2 of Chapter 159 of the General Statutes of North Carolina, the following project ordinance is hereby adopted.
Section 1. The project authorized is the Public Safety Building Project consisting of possible repairs and other related costs to the combined Fire/Police complex. The project is to be financed by a Town of Valdese contributions in addition to applicable loans.
Section 2. The officers of this unit are hereby directed to proceed with the capital project within the terms of the program ordinance and the budget contained herein.
Section 3. The following revenues are anticipated to be available to contribute to this project:
Source Amount Assigned Account Number
Town Contribution $ 100,000 35.3480.000
------------
$ 100,000
=======
Section 4. The following amounts are appropriated for the project:
Source Amount Assigned Account Number
Professional Services $ 100,000 35.5300.040
Repairs 0 35.5300.150
-------------
$ 100,000
========
Section 5. The finance officer is hereby directed to maintain within the Project Fund sufficient specific detailed accounting records to provide the accounting to town council required by the program procedures, loan agreement(s), grant agreement(s) and state regulations.
Section 6. Funds may be advanced from the Utility Fund for the purpose of making payments as due.
Section 7. The finance officer is directed to report quarterly on the financial status of each project element in Section 4 and on the total revenues received or claimed.
Section 8. The budget officer is directed to include a detailed analysis of the past and future cost and revenues on this project in every budget submission made to this board.
Section 9: Copies of this project ordinance shall be made available to the budget officer and the finance officer for direction in carrying out this project.
Adopted this 24th day of June, 2019
POLICE DEPARTMENT Police Chief Jack Moss shared Police Department accomplishments for FY 19-20 and identified objectives for FY 2020-2021. Chief Moss thanked Public Works for all their help with updating two offices from water and mold damage. Chief Moss expressed his concern with the cracks in the brick in the Public Safety building. Chief Moss informed Council that the Police Department is fully staffed now, and they are working hard to rid the community from drugs and crime. Chief Moss explained that there would be more Speed Measurement Signs coming. Here are a few slides from Chief Moss presentation.
FIRE DEPARTMENT Fire Chief Greg Stafford shared departmental accomplishments, including the acquisition of Rescue UTV, the Junior Firefighter Program, and the Mingle with Kris Kringle event. Chief Stafford informed Council of all the existing programs the Fire Department is involved in. Mr. Stafford also provided an overview of calls and activities throughout FY 19-20 at the Fire Department. Mr. Stafford discussed upcoming purchases for FY 20-21 that will include rescue equipment that staff will have to become certified to use. Mr. Stafford expressed concerns with recruiting fire engineers. Mr. Stafford concluded with going over the many different certifications that the Fire Department employees currently hold. Here are a few slides from Chief Stafford’s presentation.
Public Safety Building The Town is in the process of selecting an architect to design a new public safety building that will replace the old deteriorating facility. Now is an optimal time to design and construct a new facility, given the historically low long-term financing rates and competitive bidding by local contractors. This project may take up to four years to complete.
MANAGER’S REPORT: Town Manager Seth Eckard made the following announcements: Mr. Eckard stated that June 2nd was the last day for architects to submit an RFQ for the Public Safety building. Mr. Eckard asked the Mayor to select two Council members to serve on the review committee. Councilman Sweezy volunteered to serve, and Mayor asked Councilmen Ogle if he would, and he agreed.
ARCHITECT FIRM FOR PUBLIC SAEFTY BUILDING PROJECT PRESENTATION & APPROVAL: Finance Director Bo Weichel presented on behalf of the Architectural Review Committee a letter of engagement and contract with CBSA Architects for the design and engineering services of the new Public Safety Building. Mr. Weichel explained the process of the selection of the Architect firm. The review committee that was established consisted of Councilman Ogle, Councilman Sweezy, Town Manager Seth Eckard, Police Chief Jack Moss, Fire Chief Greg Stafford, and Finance Director Bo Weichel. Mr. Weichel published and advertised a Request for Qualifications document for engineering and design of the Public Safety Building. The proposals were due in June 2020 and the Town received 29 proposals. Mr. Weichel shared that the committee spent several weeks reading through the qualification packets and narrowed the list down to three. On July 16th, 2020, the committee held three separate interviews at the Town Hall. Mr. Weichel shared that the committee discussed each interview and unanimously voted on CBSA Architects. Mr. Weichel explained that negotiations on the contract began with CBSA.
Mr. Weichel introduced Mr. Marty Beal, Partner and Principal Architect with CBSA. Mr. Beal welcomed Council and thanked them for the opportunity to be partnering with the Town of Valdese. Mr. Beal shared with Council the team that will be included on the project. Mayor Black asked Mr. Beal what other Public Safety projects he had worked on. Mr. Beal shared that he has recently completed the Maiden Police Department, the City of Statesville’s two Fire Stations as well as other projects, and the City of Hickory’s Fire Station.
Councilman Sweezy made a motion to approve the Letter of Engagement, seconded by Councilwoman Stevenson. The vote was unanimous.
Councilwoman Stevenson made a motion to approve the Contract with CBSA, seconded by Councilwoman Hildebran. The vote was unanimous.
VALDESE ABC STORE PRESENTATION: Valdese ABC Store Manager, Karen Caruso, presented Council on behalf of the ABC Board and store employees with a $25,000.00 distribution check. Ms. Caruso thanked her staff and volunteer Board for making the Valdese ABC store a success. Ms. Caruso projects that future distribution checks will be in the amount of $100,000 yearly providing the continued growth of the store. Ms. Caruso shared that this year has been a great year for sales and also went over challenges they have faced. Ms. Caruso shared that the Valdese ABC store should be paid off in November 2021. Councilwoman Hildebran thanked Ms. Caruso for the wonderful job she has done with the store and asked where the distribution money was going. Town Manager Seth Eckard explained that it was going to go into the new Public Safety building. Town Manager Seth Eckard thanked Ms. Caruso for her leadership and success of the store. Ms. Caruso thanked Council for their continued support.
CONTINUATION OF THE JANUARY 4, 2021 COUNCIL MEETING: At 10:00 a.m. Mayor Black reconvened the January 4, 2021, Council Meeting to discuss the new Public Safety building. Town Manager Seth Eckard introduced the reason for the meeting to discuss the comparison of two potential sites for the building. Marty Beal, Architect, with CBSA Architects, RJ Mozeley, Project Manager, Doug Chapman, Principle/Office Manager, Matt Oetting, Project Manager, with McGill presented the following presentation
RJ Mozeley started the presentation with an overview of what would be presented. Mr. Mozeley shared that we want to make sure that the site chosen is accessible and functional to meet the needs of the Fire and Police departments operations and be cost-effective. Mr. Mozeley shared that the cost we are talking about today are estimates in comparing just the two sites, it does not include the details, and the cost numbers will change some.
Marty Beal explained that on the Rostan property, we are looking at two options, with one being a 1-story building and one a 2-story building. Mr. Beal shared that the 1-story building is the most efficient use of space, and both Police and Fire Chiefs feel they would be better served with the 1-story.
Matt Oetting shared that the Rostan property is on 2.3 acres located at the intersection of Main St. and Eldred St., with Martinat Dr. adjoining it. This location is highly visible. It does have a level pad in the middle but has steep slopes on the left and right sides. Mr. Oetting showed the 1-story layout of the Rostan site. Both sites will include secured parking for the Police Department. Mr. Oetting shared to provide access to the facility, Martinat Dr. would have to be re-paved. The flat pad area is not large enough to accommodate all the uses needed, so to create a larger space, several retaining walls would have to be placed around the site. Mr. Oetting explained that there is no room to address stormwater drainage due to the parking lots needed, so it would have to be addressed underground. Typically it would be addressed aboveground, which would be a lower cost. Councilman Thompson asked if the Pascal property on Eldred St. could be purchased to use that space and Town Manager Seth Eckard said the owner was not interested in selling it. Councilman Ogle asked if a fire truck would fit on Eldred St. Mr. Beal shared that that is one of the problems with this property. Eldred St. will not allow a fire truck to go up the street to access Laurel St. efficiently, so the route would be traveling West on Main St. to turn onto Laurel St. Mr. Oetting explained that the Town would have to look at completing road improvements at Martinat Dr. and Main St. as well as adding a right turn lane at the intersection of Main St. and Laurel St. for the fire truck to make a right turn onto Laurel St. Mr. Eckard noted that in order to make these road changes, the money would have to come out of the Fund Balance.
Mr. Oetting explained that on the 2-story, the Fire Department would be on the lower level and not have drive-thru bays. The Police Department would be on the upper level. Mr. Beal shared a few pros and cons on the 2-story site. There will be added cost with having to add an elevator, two stairs, and structure cost. Mr. Beal said that there would be a decrease in less retaining walls and no underground stormwater drain.
Mr. Oetting moved to the next site option, located next to the Pineburr Mill, consisting of 18.4 acres, a 43,000 square foot mill facility, an electrical substation, an 8,500 square foot garage, and a 2,000 square foot storage building. The site’s focus area is the 3 acres next to the mill facility where the building would be located. Mr. Oetting shared that this site is less visible. A 1-story building was only considered for this site with a combined public parking area and a separate secure police parking lot, and two entrances for the fire department vehicles. Mr. Oetting shared that the stormwater basin would be located above ground. The garage/shop facility could be used by other departments with possible removal of the other facilities located in the property. Councilwoman Stevenson asked if the fire bays were drive-thru. Mr. Beal answered that, yes, they were drive-thru bays, but with the amount and kinds of vehicles the Fire Department has, some of the bays would not be used as a drive-thru. Chief Stafford shared that neither site would allow for complete drive-thru bays. Councilman Ogle added that there is more property located on the parcel that is a wooded area. Mr. Mozeley shared that the wooded area does have steep terrains and would be difficult to develop. Councilman Sweezy asked if we could demo the Pineburr Mill to use that area for extra space. Mr. Eckard stated that purchasing this property comes with the Mill and outbuildings, and it would cost too much to demolish the building. Councilman Thompson asked how long the Mill had sat vacant and wondered if it was worth anything. Mr. Eckard shared that some of the building is being leased to business owners as storage. Public Services Director Greg Padgett explained that the Mill would be hard for Public Works to use as storage due to the layout and would take approximately $50,000 minimal to clean out the basement. There would be a cost to maintaining the building going forward. Mr. Padgett believes it is not a good use for Town departments and suggests tearing it down. Councilman Ogle wondered if it would be a future site for a new Public Works building if it was torn down. Mr. Eckard said that could be an option at some point. Planning Director Larry Johnson shared that a developer looked at the facility, and his thoughts were it would take a significant amount of work. The developer has suggested completing a market study and assisting a developer with tax credits or using a type of incentive for development.
Mr. Mozeley went over some of the pros; no retaining walls or underground stormwater needed. Since it would be on one level, it would have easier accommodations for common public access and the adminatrative assistant would be located between both departments. However, the con would be the adjacent vacant buildings that come with the purchase of the property. Mr. Eckard did not recommend demolition of the building, which would cost around $450,000. This cost would come out of the Fund Balance. Mr. Eckard shared that the State does not have grant funds to demo the building at this time, but we would try again in the future if we go with this property.
Councilwoman Hildebran shared that although she does not care for either site, the Pineburr site seems to be the best option. Councilwoman Hildebran asked to hear from the Police Chief and Fire Chief on how they feel about the sites. Fire Chief Stafford stated that our Town is limited with available parcels, and his priority is on the operation side first and visibility aspect second. Chief Stafford is in favor of the Pineburr site because it is more conducive to our operational needs. Councilman Sweezy would love for the building to be displayed on Main St. but feels that the Pineburr option is logistically the best. Councilman Ogle asked if staff has looked at all other properties in Town that could be used. Chief Stafford shared that they looked at the property behind the Rock Drug Store in October 2020, and two brothers own it and are not willing to sell for various reasons. Mr. Johnson stated that the ideal size for the new public safety building would be built on at least 4 acres, centrally located, which limits the number of parcels that would be available for development. Councilwoman Hildebran has a concern with there being another vacant building once Public Safety moves out. Councilwoman Hildebran asked again why we cannot close the street at the current Public Safety building and build onto what we currently have. Mr. Eckard does not feel like that option is feasible. Mr. Mozeley does not feel like these parcels sit on enough acres and would have to go with a 2-story building, would have stormwater challenges, and would be a tougher site to build on. Mr. Beal added that there are more boundary restrictions being in the downtown area. Councilman Ogle feels that we need to move forward with the Pineburr building site.
Mr. Eckard stated that he would like Council to agree on which location they recommended and if it was the Pineburr site to move into Closed Session to discuss the negotiation price for purchase of the property.
CLOSED SESSION: Mayor Black called for a motion to recess into Closed Session pursuant to NC General Statute 143-318.11 (a) (5) to establish, or instruct the public body’s staff or negotiating agents concerning the position to be taken by or on behalf of the public body in negotiating the price and other material terms of a contract or proposed contract for the acquisition of real property by purchase, option, exchange, or lease.
At 11:35 a.m., Councilman Sweezy made a motion to move into Closed Session pursuant to NC General Statute 143-318.11 (a) (5) to establish, or instruct the public body’s staff or negotiating agents concerning the position to be taken by or on behalf of the public body in negotiating the price and other material terms of a contract or proposed contract for the acquisition of real property by purchase, option, exchange, or lease. The motion was seconded by Councilman Ogle. The vote was unanimous.
At 11:48 a.m., Councilman Ogle made a motion to return to Open Session, seconded by Councilman Sweezy. The vote was unanimous.
NEGOTIATION DISCUSSION OF THE PINEBURR MILL SITE: Councilman Ogle made a motion to give the Town Manager the approval to negotiate the purchase price of the Pineburr Property for $98,132, seconded by Councilman Sweezy. The vote was unanimous.
APPROVED PURCHASE AGREEMENT FOR PINEBURR MILL PROPERTY: Finance Director Bo Weichel presented the following: …
Mr. Weichel explained that this Purchase Agreement is for purchasing three parcels in the amount of $92,132.00. Mr. Weichel shared that we have an examination period for property inspections sixty (60) days starting the day after the contract date. Town Manager Seth Eckard shared that we may consider not purchasing the property depending on what they find. Phase I of the environmental review has already started. Councilman Sweezy asked about the fourth lot on the property. Mr. Eckard explained that that would be in the form of a donation from the property owner. Town Attorney Marc Mitchell confirmed that the Town has sixty days to back out for any reason and increase the diligence period.
Councilman Ogle made a motion to approve the Purchase Agreement for the Alba-Waldensian Pineburr property, seconded by Councilman Sweezy. The vote was unanimous.
APPROVED ACCEPTANCE OF BUILDING DONATION LOCATED AT 408 PINEBURR AVE. SW Town Manager Seth Eckard explained that we have already purchased the three parcels on the Pineburr Mill Site that will eventually be the new Public Safety Building home. Mr. Eckard shared that this is a donation of a fourth parcel that has the building on it. This donation is 100% free to the Town.
ABC Distributions Fiscal Year 2021 – 2022 will mark the final debt payment to the Town of Valdese from the Valdese ABC Store. We project that the ABC Store will distribute $100, 0000 to the Town of Valdese in 2021 - 2022. ABC funds will be placed in the Town’s public safety building capital reserve account.
Public Safety Building The Town secured the services of CBSA Architects out of Hickory to design our new public safety building that is to be constructed at the old Pineburr Alba Mill site. We anticipate going out for bid in early 2022.
CAPITAL PROJECT ORDINANCE AMENDMENT: Finance Director Bo Weichel presented the following capital project ordinance amendment to Council:
(October 2021) Greetings Valdese Citizens, Valdese Town Council wishes to share with Valdese citizens the research that is being conducted as a result of structural deterioration at the Public Safety building on Faet Street. A comprehensive timeline has been created outlining a series of studies and professional opinions on the current Public Safety Building. In recent years, the structural integrity of the building has become compromised in many areas with cracking throughout interior and exterior walls of the building. The attached document includes a comprehensive timeline with structural reports, architectural studies, programming and email correspondence all of which explain the issues surrounding the building’s failing structure and options for the future.
Since 2018, Town Council members and staff have consulted with civil engineers, structural engineers and architects to gather professional opinions detailing the possibilities of repairing the current facility or constructing a new public safety building, and the logistics of each. This information has been gathered in preparation for the Valdese Town Council members who will be sworn in at the December 6th, 2021 Town Council Meeting.
It is important to note; Valdese Town Council has not made a final decision to go forward with construction of a new facility. Information is circulating about possible service and program funding cuts in order to financially support the debt service payments of a new building. There are no plans nor need to cut services or program funding.
A public input meeting will be held in early 2022 at the Old Rock School Auditorium. At this meeting, staff will present options for consideration and answer questions related to the future of the Public Safety Building. Citizens are encouraged to contact myself or the Valdese Fire Chief, Greg Stafford or Police Chief, Jack Moss with any questions regarding this study or packet of information. Further information will be shared on the town website at townofavaldese.com.
Sincerely, Seth Eckard Valdese Town Manager 828-879-2116 | seckard\@valdesenc.gov
OATHS OF OFFICE: Burke County Clerk of Superior Court Mabel H. Lowman administered Oaths of Office to Councilman Andy Thompson Ward 1, Councilman Paul Mears Ward 2, Councilwoman Rexanna Lowman Ward 3, and Mayor Charlie Watts.
WELCOME BY NEWLY ELECTED MAYOR WATTS: Mayor Watts addressed the outgoing Council, “On behalf of the Town of Valdese and our citizens, I extend a heartfelt thank you to our outgoing Council and Mayor. Through the years, I have witnessed your selfless dedication to serving Valdese and her citizens. Your desire to do what was best for Valdese never wavered. You will surely be missed. Thank you.”
Safety Building facility to bring it up to industry standards and building codes. The scope of work would include architectural, structural, and civil engineering assessments and the cost of repairs for long-term options. Mr. Weichel shared that the cost for this would be $25,500.00. Mr. Weichel introduced Marty Beal, Architect with CBSA, to answer Council’s questions. Mr. Beal explained that he would be doing a separate assessment of the existing facility, investigating repair and code enhancement requirements. Mr. Beal said that this report should be ready before the community meeting in February. Mr. Beal will be using McGill & Associates for the civil side, Taylor & Viola for structural engineering, and Brittain Engineering for mechanical. Mr. Beal shared that there will be a written report that will include drawings.
Councilman Thompson made a motion to approve the Contract Amendment with CBSA as presented, seconded by Councilwoman Hildebran. The vote was unanimous.
Lengthy presentation with lots of pictures
2 Hour 53 Minute Video of the special meeting
Chart shows the following existing General Fund Debt:
| $52,761 per year for 16 Years: | Fire Ladder Truck (USDA) |
| $88,878 per year for 29 Years: | Town Hall (USDA) |
| $19,483 per year for 36 Years: | Splash Park (USDA) |
| $269,076 per year for 40 Years: | New Construction of Public Safety building |
| $247,550 per year for 40 Years: | Renovation of Public Safety building |
PUBLIC SAFETY BUILDING: Councilwoman Hildebran made a motion to authorize the architect to develop construction documents for a new facility per USDA guidelines, advertise for the construction bids and for staff to develop alternative bids that will reduce the size and cost of the proposed facility, seconded by Councilwoman Lowman.
Councilman Paul Mears asked staff what the process would be to surplus the Pineburr Mill and Property. Town Manager Seth Eckard shared the process. Councilman Mears visited the Public Safety Building and felt that if he were a prospective employee, he would not take a job working in that facility. Councilman Mears has put a lot of time and effort into studying this project and asked if we did repair the building if there would be a guarantee from the contractor. Architect Marty Beal explained that the standard warranty would be one year from completion however; you can purchase extended warranties.
Finance Director Bo Weichel was asked about the timeline of this project. Mr. Weichel explained once we get a vote from Council, we would go through the USDA process, which could take a year. Mr. Beal shared that it would take three–five months to finish the architect process. Mr. Beal feels that it could take up to 18 months to build a new facility and renovation work could be longer. Councilman Mears asked Mr. Beal if it would be wise to wait three–four months due to inflation. Mr. Beal does not have the answer, but in his experience, it would be difficult to build cheaper than what we are at currently. Councilman Thompson shared that he has had many people reach out to him, and they do not want new construction and do not understand why we need a facility this large. Councilwoman Hildebran explained that her motion stated the Council could look at alternate bids. Councilwoman Hildebran noted that we had told our citizens there would be no tax increase or a reduction in services. Councilman Ogle shared that we have looked at other areas like the Wells Fargo Building, which cost too much. Councilman Mears want the citizens to know that the Council has studied this for months. There was a brief discussion about the possibility of a building a metal building.
RJ Mozeley with McGill Associates explained to Council how the USDA process works. After a brief discussion, Councilwoman made her motion again.
Councilwoman Hildebran made a motion to authorize the architect to develop construction documents for a new facility per USDA guidelines, advertise for the construction bids and for staff to develop alternative bids that will reduce the size and cost of the proposed facility, seconded by Councilwoman Lowman. Vote - Councilwoman Hildebran, Councilwoman Lowman, Councilman Mears – Yes(3), Councilman Thompson, Councilman Ogle – No(2)
Capital Project Ordinance Amendment, in the amount of $500,000 for Public Safety building from a State Grant $500,000 Credit to “State Grant” account $500,000 Debit to “Construction” account
PUBLIC HEARING FOR RE-ZONING OF TOWN-OWNED PROPERTY ON PINEBURR AVE. Mayor Watts opened the Public Hearing. Town Manager Seth Eckard recommended recessing the Public Hearing to June 6, 2022, at 6:00 p.m. due to some additional information staff is gathering. Councilman Thompson made a motion to recess the Public Hearing to June 6, 2022, Council meeting at 6:00 p.m., seconded by Councilwoman Hildebran. The vote was unanimous.
Public Safety Building On March 7th 2022, The Valdese Town Council voted to authorize the architect (CBSA) to develop construction documents for a new facility, advertise for construction bids, and staff to develop alternative bids that will reduce the size and cost of the proposed facility. We anticipate receiving bids for the Town Council’s consideration in late 2022.
PUBLIC HEARING FOR RE-ZONING OF TOWN-OWNED PROPERTY ON PINEBURR AVE. Mayor Watts re-opened the Public Hearing that was recessed at the May 2, 2022, Council meeting at 6:11 p.m.
Planning Director Larry Johnson presented a re-zoning for town-owned property on Pineburr Ave., the Valdese Town Council zoning map amendment consistency/inconsistency statement, and the Valdese Town Council zoning map amendment reasonableness statement. Mr. Johnson requested that Council rezone the current M-1 Manufacturing, R-12 Residential, and R-8 Residential to B-2 General Business. Mr. Johnson explained that this would allow for government buildings and residential uses.
Planning Director Larry Johnson presented the following presentation:
Property Location: 408 – 800 Pineburr Avenue SE
Parcel ID Numbers: 2743038327, 2743037173, 2743137307, 2743135181
Requested Action: Rezone properties from current designations of M-1 Manufacturing, R-12 Residential, and R-8 Residential to B-2 General Business District
BACKGROUND: The Town of Valdese purchased and received donated property along Pineburr Avenue SE. The property is under consideration for the location of a new public safety building. The current zoning designations of M-1 Manufacturing, R-12 Residential, and R-8 Residential restrict the use of the properties for government buildings over 5,000 square feet or do not list “government building” as a permitted use. As the probable site, Staff recommended a zoning designation of B-2 General Business. Government buildings are allowed in the B-2 General Business District without size restrictions.
REVIEW: Staff finds Rezoning Petition 2-3-22 inconsistent with the Valdese Vision: A Land Use Action Plan for the Future. In so finding, Staff provides the following review:
The Town of Valdese requested a zoning map amendment in March 2022 to rezone four parcels with zoning designations of M-1 Manufacturing, R-12 Residential, and R-8 Residential to B-2 General Business District.
Three of four parcels are vacant or undeveloped. The fourth contains the primary and accessory structures.
The four parcels are contiguous with residential uses, utility easement, and rail tracks. The proposed Rezoning to B-2 General Business permits “government building” without size restrictions.
The rezoning petition is consistence with one of four parcels identified in The Valdese Vision: Land Use Action Plan. The Land Use Action Plan identifies Parcel #4, the parking lot, for commercial development, which will be consistent with the proposed B-2 General Business designation.
Staff confirmed the following steps were taken in advance of the public hearing on Rezoning Petition 2-3-22:
a. adjoining property owners received first-class mail notifications.
b. The Town Clerk advertised the public hearing in the local paper.
c. Staff placed Rezoning Public Hearing signs along with the properties.
PLANNING BOARD ACTION: The Planning Board took up the issue of the Town’s request to amend the Town’s Zoning Map around the parcels described by Parcel ID Numbers: 2743038327, 2743037173, 2743137307, 2743135181 from their currently designated zoning to Zone B-2 General Business District. The Land Use Plan calls for industrial and residential uses on three parcels of interest.
The Planning Board found Rezoning Petition 2-3-22 map amendment request to be inconsistent with the Town of Valdese 2014 Valdese Vision: A Land Use Action Plan. However, in a five to zero vote, the Planning Board recommends that Town Council amend the Town’s zoning map regarding the parcels of interest from M-1 Manufacturing, R-8 Residential, and R-12 Residential to B-2 General Business District. The Planning Board consistency/inconsistency stated is included with this memorandum.
TOWN COUNCIL ACTION: Before taking such lawful action as it may deem advisable, the Town Council shall consider the Planning Board’s recommendations. In turn, Town Council must adopt a written statement (Consistency Statement) documenting its consideration of the land-use plan when making rezoning map amendment decisions. Town Council does not have to take actions consistent with The Valdese Vision: A Land Use Action Plan.
Additionally, when adopting or rejecting any petition for a zoning map amendment, a statement analyzing the reasonableness of the proposed Rezoning shall be approved by the Town Council. This statement of reasonableness may consider, among other factors, (i) the size, physical conditions, and other attributes of the area proposed to be rezoned, (ii) the benefits and detriments to the landowners, the neighbors, and the surrounding community, (iii) the relationship between the current actual and permissible development on the tract and adjoining areas and the development that would be permissible under the proposed amendment; (iv) why the action taken is in the public interest; and (v) any changed conditions warranting the amendment.
VALDESE TOWN COUNCIL ZONING MAP AMENDMENT CONSISTENCY/INCONSISTENCY STATEMENT On June 6, 2022, the Valdese Town Council met to consider Rezoning Petition 2-3-22 and received a recommendation from the Valdese Planning Board. Upon consideration, the Valdese Town Council finds:
The Town of Valdese Planning Board has considered rezoning the following parcels from their currently designated zoning (as set forth below) to B-2 General Business District. a) A 3.70 parcel commonly known as 408 Pineburr Avenue SE, Valdese, NC, Parcel ID Number 2743038327, Zoned M-1 Manufacturing and R-12 Residential; b) A 13.80-acre parcel commonly known as 650 Pineburr Avenue SE, Valdese, NC, Parcel ID Number 2743137307, Zoned M-1 Manufacturing and R-8 Residential; c) A 0.50-acre parcel commonly known as 800 Pineburr Avenue SE, Valdese, NC, Parcel ID Number 2743135181, Zoned R-8 Residential; and d) A 0.40-acre parcel commonly known as 409 Pineburr Avenue SE, Valdese, NC, Parcel ID Number 2743037173, Zoned R-8 Residential.
Found the request to amend the Town’s Zoning Map around the parcels described above from their currently designated zoning to Zone B-2 General Business District to be inconsistent with the adopted Town of Valdese 2014, The Valdese Vision: A Land Use Action Plan.
The Land Use Plan calls for Manufacturing and Residential uses on three parcels of interest. Valdese’s B-2 General Business District does not allow manufacturing uses.
The B-2 General Business District permits government buildings and residential development, including single-family, multi-family, and Planned Unit Development Residential.
The four parcels are contiguous with residential uses and manufacturing uses.
The Planning Board voted five to zero to recommend that Town Council amend the Town’s zoning map regarding the parcels from M-1 Manufacturing, R-8 Residential, and R-12 Residential to B-2 General Business District.
Based upon the recommendation of the Valdese Planning Board and the findings from the public hearing, the Valdese Town Council, having found Rezoning Petition 2-3-22 to be inconsistent with the Valdese Vision: A Land Use Action Plan for the Future, approves Rezoning Petition 2-3-22 and the recommendation from the Valdese Planning Board to amend the Town’s zoning map regarding the parcels of interest from M-1 Manufacturing, R-8 Residential and R-12 Residential to B-2 General Business District.
VALDESE TOWN COUNCIL
Zoning Map Amendment Reasonableness Statement On June 6, 2022, the Valdese Town Council met to consider Rezoning Petition 2-3-22 and found the proposed zoning amendment is reasonable and in the public interest because:
The total acreage of the four parcels subject to Rezoning Petition 2-3-22 (18.4 acres) is of sufficient size so as not to be construed as “spot” zoning.
The surrounding zoning designations are R-8 Residential, R-12 Residential, and M-1 Manufacturing. The surrounding land uses include residential development and manufacturing.
As zoned (M-1 Manufacturing), a portion of the subject properties could be developed for industrial and related uses, which could include, by way of example and not limited to, an automotive body repair shop, automotive repair, automotive service station, recycling center, a collection point or plant, manufacturing, truck terminal, and warehousing. In addition, with a Special Use Permit, a portion of the subject properties could be developed and used as, by way of example and with no limitation, a flea market, landfill, lumberyard, mixing plant for concrete or paving materials, stone crushing, cutting and polishing, and tobacco processing and storage. The B-2 General Business District permits residential development, including single-family, multi-family, and Planned Unit Development Residential. Some of the above M-1 Manufacturing uses could be more detrimental to the surrounding residential development than the permitted uses in a B-2 General Business District and the intended use of the subject properties for the construction and operation of a public safety building.
B-2 General Business development will not harm the surrounding land uses in that, among other things, it will remain subject to the site plan ordinance governing development criteria.
The zoning amendment will allow the construction of a government building to benefit the Town and surrounding landowners and enable non-industrial development in the vacant primary building.
The Valdese Vision: A Land Use Action Plan for the Future was adopted in 2014. The Town subsequently acquired the subject property while exploring locations for constructing and operating a new public safety building. There are few reasonably available alternate locations in the Town of Valdese to build and operate a new public safety building, which is needed to protect and serve the community and hire, retain, and serve the community’s emergency responders. Town Council finds that conditions have changed since adopting the Valdese Vision: A Land Use Action Plan for the Future, warranting this zoning amendment.
Based upon those above and the findings from the public hearing, the Valdese Town Council, finds Rezoning Petition 2-3-22 to be reasonable and approves Rezoning Petition 2-3-22.
APPROVED OFFER TO PURCHASE TOWN OWNED PROPERTY – PINEBURR MILL: Assistant Town Manager/CFO Bo Weichel shared that the Town received an offer to purchase the Pineburr Mill property and the parking lot across the street, which is a little over four acres of property. Councilwoman Lowman asked if the parking lot would not need to be used for the proposed Public Safety Building. Mr. Weichel said it was not in any of the Public Safety plans.
RESOLUTION AUTHORIZING UPSET BID PROCESS (Sale of 3.426 Acres at 408 Pineburr Ave SE, Valdese, NC) (Sale of 0.40 Acres at 409 Pineburr Ave SE, Valdese, NC)
the town has received an offer to purchase the property described above, in the amount of $30,000.00, submitted by WC Erwin or assigns;
WC Erwin or assigns has paid the required five percent (5%) deposit of his offer.
THIS RESOLUTION IS ADOPTED OCTOBER 3rd, 2022.
Mr. Weichel shared that one modification had been made to the plat that angles the lot lines, allowing fire trucks to access the Public Safety building off Ribet Ave. Mr. Weichel explained that the Burke County GIS website does not show that currently, but it will be updated. Mr. Weichel shared that the person that made the offer is aware of this. Councilwoman Hildebran shared that WC Erwin made the offer, and they have proposed to develop the property for residential use. Town Manager Seth Eckard reminded Council that the original Public Safety building project proposal included demolishing the Mill at the cost of $450,000. Mr. Eckard shared that by deposing this property through the upset bid process, we would save the cost of demolition and get money for the purchase. In return, hopefully, the property will be turned into muchneeded market-rate housing. Mr. Weichel shared that this Resolution will allow staff to start the upset bid process and explained the process. Councilwoman Hildebran asked if this would involve any rezoning or if we needed to notify any property owners. Mr. Eckard said no.