[{"_1":2,"_100":-5,"_101":-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",[32,76,88],{"_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":72,"_73":74,"_75":74},"mediaId",6538910,"mediaKeyId","3795485-bb15d12686cf147c0459ace562112993","parentId",3795485,"title","Clemmons council pauses vote on 77‑unit Hidden Oaks rezoning after hours of stormwater and traffic testimony","audioSeconds",4307,"startMs",902000,"endMs",5209000,"viewUrl","/Search/View?dp=1&key=3795485-bb15d12686cf147c0459ace562112993&start=902&end=5209","thumbnailUrl","https://assets.pipeline.soar.com/3795485-bb15d12686cf147c0459ace562112993/thumbnail_902000.jpg","articleUrl","/articles/6538910/North-Carolina/Clemmons-council-pauses-vote-on-77unit-Hidden-Oaks-rezoning-after-hours-of-stormwater-and-traffic-testimony","mediaUrl","https://secure.pipeline.soar.com/6538910-c9d6451d17784042f2cf49c3a6cc11bf/orig.mp4?Expires=1771048390&Signature=lemaeVi0fDPFrJkTlgZU-iSg6z59VHoghfOo5D45Wr-rUhVOlMJzlPhb34hIFdhpmZ--oytM~N57HKTE~d4LGl7cHJ5RNoIxMWBcwREPUAgiB8b916cc2TckJ60qZGVoCYILP0RRZXCyfqQ6P0WF5dC4hhzW5BCXKPZ~gKtTLbaPPekH1gkqWjSb4SDcN7ejBfxhgyXV8QjPGdysS1WUbzR3lYRS5rDfLmpti6ngfvni9PaUDpgs0mI2WAeumA-yYUycO0acr-QlKEJKPZB-fJfIzk1fakuGm6ANE8OikOtnTTtjfpUXrBvRVcJgiH5~1BrKJ7gn1O4kI-cWgrdhQQ__&Key-Pair-Id=KUT5TJCACFTXG","author","Clemmons","date","2025-06-10T12:20:56Z","article","The Village of Clemmons Town Council on June 9 voted 4–1 to continue a public hearing and delay a final decision on a rezoning request that would allow 77 twin homes on about 13.9 acres at 2590 Old Glory Road.

The rezoning petition, filed by NovaTriad Homes for property owned by members of the Smith family, would change three parcels (PINs cited by staff) from RS‑15 (single‑family) to RM‑8‑S (residential multifamily, special). Planner Doug Moore told the council the staff found the request consistent with the village comprehensive plan and the Unified Development Ordinance, but the planning board recommended denial. The council left the public hearing record open only as needed for internal follow‑up and set a continuation for July 14 at 6 p.m.

Why it matters: neighbors, engineers and the petitioner debated traffic and stormwater impacts for more than an hour. Proponents said the project would add “for‑sale” product the market lacks and would include road improvements; opponents said the development would intensify existing drainage problems in downstream private lakes and create safety risks at an unsignalized intersection on Lewisville‑Clemmons Road.

Developer Andrew (Andy) Dreyfus of NovaTriad Homes described the proposal, which the team calls Hidden Oaks, as roughly 77 twin homes on about 14 acres with an estimated sales range of about $425,000–$450,000. Dreyfus said the project would include a new 575‑foot segment of “Street A” and an eastbound lane on Old Glory Road to improve traffic flow; he said the developer would build the road segment and dedicate half of it to the village if the project proceeds.

Traffic analysis: Jay Clapp of RFK Engineers, the project traffic consultant, said his weekday peak‑hour estimates show about 34 trips in the morning peak hour (9 entering, 25 exiting) and about 42 trips in the evening peak hour (25 entering, 17 exiting). Clapp said the nearby Old Glory/Lewisville‑Clemmons intersection is projected to operate at a high level of delay in the PM peak under both no‑build and build scenarios; he recommended adding separate left‑turn and right‑turn lanes and said with those improvements delays would decline compared with the build‑without‑improvements scenario. The study used the regional traffic forecast prepared for STIP Project 6004 and standard trip‑generation methods.

Stormwater concerns: Aiden Stoltzfus, the project civil engineer, said the design relies on a wet detention pond and the village’s existing stormwater standards; he told the council the site represents about 4–4.5% of the Lake Dale tributary basin (the basin is roughly 314 acres) and that the project is expected to be about 45% impervious. Multiple neighbors and HOA representatives said private lakes downstream — including Lake Dale and smaller neighborhood lakes — already show sedimentation and low water levels after recent storms. Tom O’Brien, who identified himself as a volunteer HOA president, said his neighborhood spent roughly $18,000 on an emergency action plan required by the North Carolina Department of Environmental Quality and expects another $40,000 in dam repairs.

Public testimony: More than a dozen residents from adjacent neighborhoods spoke, citing recurring flooding, erosion forming a ravine below the site, concerns about tree removal and the cumulative effect of future development on Lewisville‑Clemmons Road. Opponents asked the council to delay action until state road improvements are complete or until the village can secure a protected left‑turn or signal at Old Glory; several speakers asked the council to require a connector to Stadium Drive before approving denser zoning.

Council discussion and next steps: Council members urged further inquiry to NCDOT about a traffic signal warrant at Old Glory and asked staff and the petitioner for additional detail on the proposed road connection, stormwater controls and the project timeline. The council agreed to continue the matter to July 14 to give staff time to gather follow‑up information and to allow the petitioner and state agencies to respond.

Votes and formal action: The council voted to continue consideration of the rezoning request until the July 14 council meeting; the motion passed 4–1. No rezoning was approved or denied on June 9.

What remains unresolved: the council asked staff to pursue a renewed petition or warrant request with NCDOT for signalization at Old Glory and requested additional details on the proposed right‑of‑way dedications, stormwater engineering and how any future connector would be secured. The planning board’s earlier recommendation for denial remains in the record; staff continues to recommend approval pending engineering review.

Council will revisit the item on July 14 with additional information from staff, the petitioner and, where available, NCDOT.","mediaType","Video","parentTitle","Village of Clemmons Council meeting June 9, 2025","oneSentenceSummary","The Village of Clemmons Town Council on June 9 voted 4–1 to continue consideration of a rezoning request that would allow 77 twin homes on roughly 13.9 acres at 2590 Old Glory Road.","taxTitle","Village of Clemmons, Forsyth County, North Carolina","taxId",52708,"location","North Carolina","headline","","shortSummary",{"_33":77,"_35":36,"_37":38,"_39":78,"_41":79,"_43":80,"_45":81,"_47":82,"_49":83,"_51":84,"_53":85,"_55":56,"_57":58,"_59":86,"_61":62,"_63":64,"_65":87,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6538901,"Council approves Village Pointe final development plan, rejects bids for new office and names building \"Village Pointe Operations Center\"",178,4655000,4833000,"/Search/View?dp=1&key=3795485-bb15d12686cf147c0459ace562112993&start=4655&end=4833","https://assets.pipeline.soar.com/3795485-bb15d12686cf147c0459ace562112993/thumbnail_4655000.jpg","/articles/6538901/North-Carolina/Council-approves-Village-Pointe-final-development-plan-rejects-bids-for-new-office-and-names-building-Village-Pointe-Operations-Center","https://secure.pipeline.soar.com/6538901-709367f23ca64b9f80c42e39c08089b3/orig.mp4?Expires=1771048390&Signature=T9VDFH4f7TM~5DP3gjRo1CMVA1vL3I7lqXzncen71KaPqMFVjdc9oKeLi9nYxvXaBB1BCckLvuPiq5Nnd6ige~HrUK8sTArPEMLDBnehSRqt4MCwo4wGJx6cCY7FpaXyeQuoifIqGlpG5WF7o3AcnWOb96serVjBQAnjuM1vxI1poF~yRcHvNFLbByLtTSZ9nwUJQavWRLEFMwPhcFEelj6A10LpOCmQrxMrRGaEVYI4KeZppVGpk8UEALufsJ72Q-HOfY9ssQ3Sqx0TIB-7BZ~ZwEIPD-PLYq1Hbq-0FS6efw3WbR4-WzoiUNRlABY-SW9KXZCujxtfEUS4xX31zA__&Key-Pair-Id=KUT5TJCACFTXG","The Village of Clemmons Council on June 9 approved the final development plan for a Village‑owned parcel at 6604 Village Pointe Lake Drive and then voted to reject all construction bids for the related office building and rebid the project. The council also reached consensus to name the future building the \"Village Pointe Operations Center.\"

Final development plan: Planner Doug Moore presented the final development plan for a 1.53‑acre parcel (PIN cited in the packet) zoned PB‑S (Pedestrian Business ‑ Special). The plan envisions a two‑story building with lower‑level storage and restrooms and a second floor to house deputies and a small number of village staff. The planning board unanimously recommended approval and staff recommended approval with standard conditions, and the council approved the final development plan unanimously.

Bid results and rebid decision: Manager Gannell told the council the village received eight bids for the Village Pointe Lake Drive office building; six bids were accompanied by required performance bonds and two were not. The lowest qualified bid was from H.M. Kern Corporation, but staff and the project architect recommended rejecting all bids and rebidding the contract to obtain better pricing and alignment with the estimate. The council voted to reject all bids and rebid the project.

Naming: Council discussed several naming options for the building and reached consensus on \"Village Pointe Operations Center,\" with members saying the name reflected the building’s operational and non‑public functions.

Why it matters: the actions move forward a village‑owned facility intended to house Forsyth County deputies (currently under contract) and some village operations, while the rebid step pauses construction until staff seeks new bids. The naming decision clarifies the building’s intended role as operations rather than a public community center.

Votes and formal action: Council approved the final development plan for property at 6604 Village Pointe Lake Drive (Zoning docket FDA‑25‑1) by unanimous vote. The council then voted unanimously to reject all bids related to the Village Pointe Lake Drive office building and directed staff to rebid the project. The naming decision was reached by council consensus during discussion.","The council unanimously approved a final development plan for a Village‑owned parcel at Village Pointe and then rejected all bids for the associated office building so staff can rebid the construction contract. Council also reached consensus on naming the building \"Village Pointe Operations Center.\"",{"_33":89,"_35":36,"_37":38,"_39":90,"_41":91,"_43":92,"_45":93,"_47":94,"_49":95,"_51":96,"_53":97,"_55":56,"_57":58,"_59":98,"_61":62,"_63":64,"_65":99,"_67":68,"_69":70,"_71":72,"_73":74,"_75":74},6538906,"Clemmons council adopts 2025–26 budget and stormwater utility fee; adds funding for two sheriff deputies",205,6933000,7138000,"/Search/View?dp=1&key=3795485-bb15d12686cf147c0459ace562112993&start=6933&end=7138","https://assets.pipeline.soar.com/3795485-bb15d12686cf147c0459ace562112993/thumbnail_6933000.jpg","/articles/6538906/North-Carolina/Clemmons-council-adopts-202526-budget-and-stormwater-utility-fee-adds-funding-for-two-sheriff-deputies","https://secure.pipeline.soar.com/6538906-c8a1f3f663478f9af2c9fe86310a7b9b/orig.mp4?Expires=1771048390&Signature=X~g~d7Fwvs8tAjLYTZZJ4ewgWuQqAf7Q~e3NmbsNzQKC~0f9ZakjkpkfoZahNOBducr-ATku6gLTSljjMqk4iaIcKQHL5uP9FVq8wCqX2W-5gZmAY8ifyP12YkZqTnCx74NcZEwQEpLQZfGpiu13kXJ1FhXFvOMGl1JdZIHFgRPSv2Ku0BWaMflVYmf~txNDjO1vuzXm9weOHCnzrZEyepwGAJJTwYTqfB9E57l4oCEUAFh-VJ3VnlYboF6cQIyiFbDad6HYuBHi-vs-NRIYIK71GEixAR0K7r6dpUIIFmgFiiZV~aRWwl1a6ktCfRVH4KVieObQvWETRipQBCKrjA__&Key-Pair-Id=KUT5TJCACFTXG","The Village of Clemmons on June 9 adopted its fiscal 2025–26 budget (Ordinance 2025‑04) and approved the stormwater utility fee rate as amended, including Exhibit C to fund Forsyth County Sheriff’s Office public safety staffing. The council approved the package unanimously.

Mayor Rogers and staff framed the vote as a continuation of longstanding fiscal priorities: the village contracts for many services, including policing, with Forsyth County, which the managers said helps maintain a lower municipal tax rate. Manager Gannell (intervening remarks in the meeting) and councilmembers noted the budget reflects a modest increase in service costs and that the village will add two additional deputies under the county contract; those positions require vehicles and associated personnel costs managed through the county partnership.

Why it matters: the budget sets the village’s spending priorities, establishes the stormwater utility fee, and allocates funding for public safety through the county contract. Council members and staff discussed fund‑balance accounting items and the differences between municipal service models (owning and operating services vs. outsourcing), which the manager said affects comparative costs.

Key details: the council motion approving the ordinance referenced Exhibit C (Forsyth County Sheriff’s Office Public Safety) and the vote was unanimous. Councilmembers emphasized that the village continues to operate with a relatively low tax rate compared with nearby jurisdictions and that contracted services, including added deputies, were a cost‑effective way to meet public‑safety needs. Staff told the council that exhibit language and fee schedules in the stormwater utility were incorporated into the adopted ordinance as presented.

Process and next steps: the ordinance and the stormwater fee rate become effective as set out in the adopted ordinance; staff will implement fee changes and coordinate with Forsyth County on the additional deputies and any related equipment and service contracts. The council did not modify the tax rate during the June 9 meeting.

Vote and formal action: Council adopted the 2025–26 budget ordinance (2025‑04) and the stormwater utility fee rate as amended, including Exhibit C (Forsyth County Sheriff’s Office Public Safety). The motion passed unanimously.","The Village of Clemmons unanimously adopted its 2025–26 budget and set the stormwater utility fee on June 9. The ordinance (2025‑04) includes an exhibit to fund Forsyth County sheriff deputies under the existing contract and funds two additional officers starting with the new fiscal year.","actionData","errors"]

Article not found

Clemmons council pauses vote on 77‑unit Hidden Oaks rezoning after hours of stormwater and traffic testimony

Council approves Village Pointe final development plan, rejects bids for new office and names building "Village Pointe Operations Center"

Clemmons council adopts 2025–26 budget and stormwater utility fee; adds funding for two sheriff deputies