Trash Enclosure:
A Message from the Wafco Mills Board Regarding Trash Services
As many of you are aware, Wafco Mills has been working diligently to resolve the ongoing issue of trash handling for our community. This message aims to provide a transparent and comprehensive overview of the situation, outlining the history of the issue, the steps we are taking to rectify it, and where we stand currently.
Background: The Shared Agreement with Historic Wafco Mills
For over two decades, Wafco Mills and Historic Wafco Mills (HWM) maintained an informal agreement to share dumpster facilities. While this arrangement worked for a time, it ultimately proved unsustainable due to a lack of clarity and escalating costs associated with trash removal and site cleanup.
In recent years, we have encountered challenges stemming from the shared arrangement, including:
● Disputes over Additional Cleaning Fees: We have contested charges for "additional cleaning" of the HWM dumpster site, which included the removal of bulk trash and overflow. While HWM maintained that these expenses were shared, Wafco Mills asserts that no formal agreement existed for their parking lot clean up.123
● Unilateral Decision-Making: The lack of a formal agreement led to unilateral decisions regarding trash services by HWM, leaving Wafco Mills with limited control over costs and procedures.4
● Escalating Expenses and Budgetary Strain: The shared arrangement placed a significant financial burden on Wafco Mills, diverting resources from essential maintenance projects within our community.5
Trash Dissolution Letter from Historic Wafco Mills
Transitioning to Independent Trash Services
In light of these challenges, the Wafco Mills Board of Directors has been actively pursuing a solution that provides greater control over our trash handling, ensures cost-effectiveness, and prioritizes the needs of our residents. Here is a summary timeline of our efforts from this year:
● Early 2024: After unsuccessful attempts to negotiate a fixed, contracted cost for shared trash services with HWM, their board chose to terminate the long-standing agreement. HWM gave Wafco Mills 90 days to establish an independent solution.6
● April 2024: We began the process of securing our own dumpsters and obtaining the necessary permits and approvals from the City of Greensboro and the Historic Preservation Committee.67
● July 2024: Despite our best efforts, the delivery of our designated dumpsters was delayed due to factors beyond our control, specifically, determining the best and most appropriate location, zoning and permitting with the City of Greensboro as well as getting approval of the Historic Preservation Commission.
As of August 1, 2024, the shared trash agreement with HWM was officially terminated: We understand that this transition has caused inconvenience and some confusion among residents. We are diligently working to address the following:
Dumpsters vs Cans: We are working to design an enclosure that will house individual cans or up to two dumpsters inside an enclosed structure. The board is looking towards the future which will likely require our 66 units to use dumpsters but we will continue the use of cans until that proves itself to be inappropriate. Cans are billed to individual units and dumpsters are billed to the community. Historic Wafco Mills must use dumpsters because their building is serviced by one individual water meter. Wafco Mills has individual water meters for each unit and thus can have individual trash and recycling cans.
Resident Communication: We will continue to update residents through the website, ensuring everyone is well-informed about the transition to independent trash services.
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A Long-Term Solution for Wafco Mills
Our goal is to establish a trash handling system that is efficient, cost-effective, and exclusive to Wafco Mills residents. Once our designated trash enclosure is in place, we will have greater control over trash removal fees, maintenance, and overall cleanliness.
We are confident that this solution will ultimately benefit our community, allowing us to better manage our resources and maintain the high standard of living that residents expect at Wafco Mills.
Commitment to Transparency and Open Communication
We understand that residents may have questions and concerns during this transition. The Board of Directors is committed to maintaining transparency and open communication throughout the process. We will continue to provide updates and address any questions or concerns that may arise.
We thank you for your patience and understanding as we work towards a long-term solution for trash handling at Wafco Mills.
Sincerely,
The Wafco Mills Board of Directors
Please note: This article is intended for internal communication within the Wafco Mills community. Sharing with external parties is discouraged. The below image is a concept image and is. not the final or approved version of the trash enclosure. We are working with Histric Preservation Comission as well as city employees in stormwater management to locate this as close to Cedar Ave at the end of Walker Ave as we can get.
Location was process of elimination based on City of Greensboro Waste Management, City of Greensboro Zoning and Permitting, City of Greensboro Stormwater, Historic Preservation Commission, as well as utilities located under the Wafco Mills asphalt parking lot, City of Greensboro set backs and easement requirements, as well as College Hill Neighborhood Association who participated at the Historic Preservation Commission meetings, owners and resident of the College Hill Neighborhood and Wafco Mills. Our goal to have the smallest impact to parking, utilities, and view scape for Wafco Mills residents as well as the College Hill Neighborhood.
This is the drawing that was submitted to the Historic preservation commission after the first application submission. It accompanied an explanation of why each of the locations was unsuitable or suitable and the attributes and detractors for each location.
this is the first actual concept drawing of the trash enclosure. We received it the first week of November 2024. There is still work being done to address pedestrian access as well as finishes for all fixtures such as hinges and handles which will be black to match the iron fencing we already have at Wafco. The faux windows are an idea posed by Carl Myatt, architect. The Historic Preservation Commission expressed concerns about how the trash enclosure that is replacing two parking spaces, would impact the “view scape” looking down from Mendenhall. We hope to include Kelly Spencer, our landscaper for Wafco Mills, and have his input on plantings as he will be the likely long term care taker of these plants. Please let us know if you have time to work on this sub committee by submitting your info HERE.
Wafco Mills Dumpster Enclosure Project Overview
Project Overview: This document summarizes the key information regarding the Wafco Mills project to install a new dumpster enclosure in the Historic College Hill district of Greensboro, NC. The information is compiled from email correspondence and project documents from February 2024 to November 2024. Discussions of trash, dumpsters, and the financial expenses associated with these items have been a regular discussion at board meetings, town halls, as well as the Annual Meetings for over a decade. The following is a summary of information from just this year.
Key Stakeholders:
Wafco Mills Board of Directors: Responsible for project approval and funding. Key individuals include Joy Watson (President), Leighsa Windsor, Lewis and Melinda Thomas, Lana Kuseybi, and Bruce Haskell as well as past board and community members.
Carl Myatt (Architect): Responsible for project design and obtaining necessary permits.
City of Greensboro: Approving authority for construction in the historic district. Key departments include Planning (Stefan-leih Geary, Historic Preservation Planner) and Water Resources (Johnny Hill).
Contractors: Diego Gomez (Grandeur USA), Robert Russell (Associated Survey), and Jack Crumpton (Duke Energy).
Project Timeline:
February 2024: Discussions continue regarding trash management expenses and exploring options for improved solutions.
May 2024: Wafco Mills secured a contract with the City of Greensboro for dumpster delivery and weekly pickup.
June 2024: Initial site plans were developed, identifying the proposed location for the dumpster pads within a 35' utility easement at the end of Walker Avenue. Dialogue with the city began regarding building on the easement.
July 2024: Application to build within the Historic District was submitted. The City confirmed the dumpster and enclosure address as 621-T Walker Avenue. Construction documents were prepared.
August 2024: Plans were submitted for permit approval. Challenges arose with the placement of the dumpsters over the water and sewer mains within the easement. City Water Resources reviewed the plans and provided feedback.
September 2024: Further discussions with the City regarding the easement and dumpster pad construction.
October 2024: A site visit with the Historic Preservation Planner and other stakeholders was scheduled to discuss the proposed location.
November 2024: Construction drawings were finalized and submitted by Carl Myatt. The Historic Commission will review the plans.
December 2024: Wafco Mills will present the application a third time at the December Historic Commission meeting which is open to the public.
Key Challenges and Considerations:
Placement within the Utility Easement: The desired location for the dumpsters is within a utility easement. The City initially expressed reservations about building permanent structures over the easement but indicated flexibility when no other suitable location was found. The final approved plan involved using pier footings for the enclosure walls to allow for potential city access to underground utilities.
Aesthetics and Historic District Compliance: The design of the enclosure must be compatible with the surrounding historic architecture. Initial plans for a brick vision wall were deemed unsuitable by the City, suggesting wood fencing as alternatives. The final design features brick columns on pier footings and wood slats for the enclosure walls. Carl Myatt has added an arch and the possibility of a faux window with window box on the commercial entry doors.
Dumpster Access and Functionality: The enclosure design needs to accommodate the City's garbage trucks for safe and efficient service. It needs to have the ability to hold two dumpsters that would hold the approximate prescribed waste amount from 66 units at Wafco Mills. This enclosure needs to be located as to avoid excess use by heavy trash trucks on aging asphalt parking lot. It also needs to utilize the least number of parking spaces as Wafco is already at a deficit in parking spaces. Pedestrian access for residents and security from unauthorized use of the dumpsters were also significant considerations. Historic Wafco Mills (HWM) was unable/unwilling to monitor/allow Wafco Mills to monitor illegal use and illegal dumping at their dumpsters located on Cedar. The overflowing dumpsters at HWM has polluted the view scape of Wafco Mills and College Hill Neighborhood Residents for multiple decades. Wafco Mills Board of Directors has discussed having a solar powered camera mounted outside of the 620 building that streams video to the front public facing WafcoMills.com webpage so everyone can watch who is using our dumpsters. We would need to have an outdoor Wifi to do this. Please let us know if you have knowledge in this area to share with your community by submitting this volunteer interest form.
Next Steps:
Finalize construction plans and secure any remaining permits.
Work with contractor already on site for structural repairs to Fulton and McGee St, and establish a construction timeline.
Communicate project updates to Wafco Mills residents.
This briefing document provides a comprehensive overview of the Wafco Mills dumpster enclosure project. The project faced several challenges, including navigating the restrictions of building within a utility easement and adhering to the design guidelines of the Historic College Hill district. Through ongoing communication and collaboration with the City of Greensboro, the project team successfully developed a plan that meets the needs of Wafco Mills while respecting the historic character of the community.
Timeline of Events:
Timeline of Trash-Related Events at Wafco Mills (2020–2024)
2020
August 2020
August 17: Discussions continue regarding the placement of dumpsters for the Wafco Mills development and the potential impact of the greenway project. A Zoom meeting is scheduled for August 25.
August 18: Dylan Spears agrees to the relocation of shared dumpsters. Scheduling a meeting is discussed.
August 20: Crean proposes a Zoom meeting, followed by an on-site meeting. Spears confirms availability for Tuesday or Thursday.
August 23: Spears proposes Tuesday, August 25, for the Zoom meeting. Crean agrees.
August 25: Zoom meeting is held to discuss dumpster placement and related topics.
September 2020
September 2: Spears forwards an email chain to the WM board detailing discussions with Crean about overflowing dumpsters and requests for invoice copies. Crean suggests a new dumpster design and proposes meetings on September 8 or 11.
November 2020
November 9: WM BOD emails Crean and Spears, suggesting an on-site meeting at 5 PM, weather permitting, or alternatively via Zoom.
December 2020
December 15: Tom Bailey sends an email regarding the layout of the dumpster pads.
2021
March 2021
March 10: Dylan Spears forwards an email chain about the dumpster layout.
June 2021
June 14: Dylan Spears announces a change in management companies at Historic Wafco Mills (HWM), which moves to Priestly Management. He requests information about past waste management companies.
2022
2022 (No specific dates provided): Activity surrounding trash and dumpster management appears minimal in the record during this year. If additional dates or events exist, they should be added here.
2023
November 2023
November 22: Windsor informs residents about an upcoming structural project starting November 27, outlining impacts on specific units and parking restrictions.
November 27: Windsor announces the commencement of the project, reiterates parking restrictions, and designates a temporary dumpster for brick disposal only. Crean confirms posting parking signs.
2024
January 2024
January 23: Bruce Haskell expresses satisfaction with an update on the parking situation.
February 2024
February 7: Stephanie Turkett, Senior Association Manager at Priestly Management, informs Seth Geise and Angela Harper that the previous WM President, Dylan Spears, had agreed that WM would not contribute to PMC monthly trash fees.
February 7: WM Board requests documentation of all trash-related expenses from Geise. Geise provides a breakdown of quarterly and monthly billing.
February 14: WM BOD requests status updates on invoices from Republic Services and the City of Greensboro, as well as PMC.
February 14: WM BOD sends a second written request for all HWM invoices and receipts paid by the WM Condominium Association during PMC management.
March 2024
March 18: Crean formally requests an update on the trash situation from Windsor, stating that HWM is prepared to terminate the agreement if WM does not pay all past and future invoices.
March 19: Turkett approves January and February invoices from Republic Services and the City of Greensboro. Watson requests copies of invoices to share with the WM board.
June 2024
June 5: Leighsa Windsor, Joy Watson, and Lew Thomas meet with Carl Myatt to discuss site plans regarding the utility easement and dumpster pad placement.
June 6: Carl Myatt informs Leighsa that the City Water Resources department is investigating the possibility of placing dumpster pads adjacent to the utility easement, potentially using wood slats instead of brick walls.
June 8: Johnny Hill from City Water Resources provides preliminary feedback: dumpsters on the easement are not preferred but acceptable if no other location is viable. Concrete pads are permitted, but not brick walls. Wood or brick columns on pier footings are suggested.
June 10: Leighsa, Joy, and Lew confirm there is no alternative location for dumpsters that allows proper garbage truck access while considering underground utilities.
June 17: Lew inquires about the progress of the first design draft.
June 24: Carl Myatt proposes a meeting to review schematics.
June 26: Carl Myatt informs Leighsa, Joy, and Lew about updated site plans.
July 2024
July 7: Carl Myatt requests underground lines to be marked and proposes a site meeting on July 9 for final plan review.
July 19: Carl Myatt receives notice that the plan review for project 2024-2282 has been approved by Jason R. Earliwine.
July 22: Leighsa shares a draft response to Brian Crean, stating that the City has granted the variance, plans have been submitted, and building permits have been applied for. Dumpster availability is delayed until August due to City constraints. Crean describes his 90-day timeline for Wafco Mills to vacate HWM dumpsters as "generous."
August 2024
August 19: Leighsa sends building permit drawings to stakeholders. Bruce Haskell advocates for seeking approval.
August 20: Carl Myatt forwards an email from the City of Greensboro indicating that the plan review is under final review.
August 31: Carl Myatt clarifies that dumpster placement within the easement needs to be addressed with the Utility Sewer department and not the plan reviewer.
September 2024
September 6: Carl Myatt seeks information about the location of an electrical panel box related to a light pole needing to be capped.
September 9: Carl Myatt forwards an email to Kyle Gordon at the City of Greensboro’s Water Resources department regarding project 2024-2282.
September 10: Leighsa, Joy, and Lew confirm their attendance at a site meeting.
September 11: Joy Watson inquires about the name or number of a light pole, potentially requiring a ladder to read the asset tag.
October 2024:
October 4: Geary initiates contact with Watson to start the subcommittee process to explore alternatives for the trash enclosure project. He mentions requests from the Kuseybis and Samantha Smith to participate and invites other interested individuals from the association.5253
October 4: Watson responds that she and two other board members will likely attend the subcommittee meeting.5455
October 11: Geary proposes a subcommittee meeting on Monday at 2:30 pm, noting that a commissioner and Joy Watson are unavailable on that day. He suggests alternative dates on the following Tuesdays.5657
October 11: Thomas suggests keeping the meeting on Monday, as he is unavailable on Tuesdays.5859
October 11: Watson informs Geary that she will be unavailable until after November 15th.6061
October 17: Myatt emails Geary to inquire about how to proceed with the trash enclosure application, noting the HPC's outstanding concerns and the various options discussed.62
October 21: Geary informs Myatt that the September meeting minutes and video are available online. He emphasizes the HPC's desire for modifications to the plan and suggests exploring different design options or a new location. He clarifies that a significant change in project details requires a new application and emphasizes that applications should come from the governing body per WM bylaws.6263
October 21: Watson emails Geary about a potential meeting on October 28th at 2:30 pm. Geary clarifies that the subcommittee already met and there are no current plans for another meeting.64656667
October 22: Watson formally requests the video recording and transcript of the September 24th HPC meeting, along with any other meetings where the WM HOA was on the agenda.5068
October 22: Geary confirms the September meeting minutes are available on the website and attached to the email. He offers to provide the video recording as well. He reiterates the options for the application, highlighting the HPC's concerns and encouraging modifications to the plan. He states that the deadline for the December 4th HPC meeting is November 13th.516970
October 23: Myatt suggests proceeding with the Walker Avenue location based on a phone conversation with Geary. recommends more design attention to the enclosure. He instructs Robert Russell, the civil engineer, to continue working on drainage and contours, and commits to meeting the November 13th deadline for the December 4th commission meeting.71
October 23: Windsor expresses gratitude for Myatt's leadership and effort in getting the project back on track.72
November 2024:
November 7: Myatt asks Geary about the presentation format for the December meeting.74
November 7: Geary advises using hard copies for the commissioners, noting that details are difficult to see on screen.75
November 12: Watson asks Thomas to review the attached files and provide feedback for Myatt.76
November 12: Thomas shares feedback on the drawings.
November 13: Geary confirms receipt of the drawings and asks if Myatt plans to attend the meeting.80
November 13: Myatt confirms delivery of the drawings and offers to provide a pre-meeting overview to Watson. This is what was submitted to the Historic Preservation Commission. 8182
Wafco Mills Development Team:
Leighsa Windsor : Board member, Real Estate Developer and secretary for the Wafco Mills HOA BOD responsible for communication and coordination with stakeholders.
Lew Thomas : Board member Engineer, and owner-occupant at Wafco Mills property, involved in Trash Handling Committee.
Joy Watson : Board President , Real Estate Agent/investor owner at Wafco Mills, involved in communication and information gathering.
Dylan Spears : Previous President of Wafco Mills HOA BOD, involved in initial discussions regarding dumpster placement.
Historic Wafco Mills:
Brian Crean (brian.crean@icloud.com): President of Historic Wafco Mills, responsible for communications related to the dumpster project and all things Historic Wafco Mills.
Architects & Contractors:
Carl Myatt : The architect for the dumpster enclosure project, responsible for plans and communication with the City of Greensboro.
Diego Gomez : General Contractor and owner of Grandeur USA, A contractor involved in the project, potentially handling electrical and sewer-related aspects. His company is already at Wafco Mills conducting the structural repairs to the buildings.
Tom Bailey : Involved in the initial dumpster layout planning.
City of Greensboro:
Kyle Gordon : GIS Specialist in the Water Resources department, contacted regarding a misunderstanding on the project.
Johnny Hill: A representative from City Water Resources, provided initial feedback regarding the dumpster placement on the utility easement.
Various City Officials: Plan reviewers, electrical permit personnel, sewer permit personnel, and others involved in the permitting process.
Other Individuals:
Bruce Haskell : Board Member, Owner and part time resident of Wafco Mills, expressing opinions and receiving updates on the project.
Stephen Monahan : Previous Board Member who Inquired about the impact of the greenway on the dumpster placement area. in 2019
David Keith : Involved in discussions about past waste management companies with Dylan Spears.
Priestley Management:
Stephanie Turkett (sturkett@priestleymanagement.com), Seth Geise (SGeise@priestleymanagement.com), Roger Priddy (RPriddy@priestleymanagement.com), Tammy Spruill (tspruill@priestleymanagement.com): Individuals involved in the financial aspects of the project, including invoice approvals and communication related to trash costs. These are all people who work on financials for us and they all work for Priestly Management.
There are numerous people who have participated in conversations, shared ideas and given feedback throughout this very long process. This is in no way a complete document and is in no way a complete account of ALL that has transpired. It is intended to be a high level overview of the events that have gotten us here.
Information will continue to be added as time allows. It is not for public use and sharing is discouraged outside of Wafco Mills Owners.
This is an Incomplete and summarized approximate timeline of Trash-Related Events at Wafco Mills
This is the video of the first Historic Preservation Commission meeting when the Wafco Mills Trash Enclosure Application was presented and the public and owners spoke to the Commission. The portion for the Wafco application starts at 42:20 and runs through 2:34:00.
This is a video of the September 2024 Historic Preservation Commission meeting. The portion for the Wafco application starts at 42:20 and runs through 2:34:00.
This timeline illustrates the complexities of the trash situation at Wafco Mills and the challenges in finding a solution that addresses the needs of Wafco Mills. It also highlights the importance of communication and documentation in managing resources among 66 unit owners located in multiple locations.
