[{"_1":2,"_88":-5,"_89":-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],{"_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",6486570,"mediaKeyId","5547970-0737700c5373c342406e04d2e3259f89","parentId",5547970,"title","Kernersville approves Linville Springs subdivision rezoning and development plan with buffer, NCDOT turn-lane conditions","audioSeconds",2163,"startMs",1247000,"endMs",3410000,"viewUrl","/Search/View?dp=1&key=5547970-0737700c5373c342406e04d2e3259f89&start=1247&end=3410","thumbnailUrl","https://assets.pipeline.soar.com/5547970-0737700c5373c342406e04d2e3259f89/thumbnail_1247000.jpg","articleUrl","/articles/6486570/North-Carolina/Kernersville-approves-Linville-Springs-subdivision-rezoning-and-development-plan-with-buffer-NCDOT-turn-lane-conditions","mediaUrl","https://secure.pipeline.soar.com/6486570-6c7ba06616546f6dde6ca8fc1d6a2fcb/orig.mp4?Expires=1775035089&Signature=Ymcq7vXnPfvh3sK-SmsRVbEJEXITdsu4l1nUNuvlDZ89fbU5QLHXofKbetWlgA55eGIODflNq-My~n8nFTa5~eDk-PWMtBKSHxD0wkiSBFyZ2hXHZjg4QLiKoKxPkHJKklx~MJGv709GmBZnRdLL6aJhIgJjTbctWnO4-bAfNlxn3v76ZE1VrQyhRPJBFgNe8NVlHauHaZzQ7XgSBtuvABNHQpAg4NaTwNpvmDGFxoX1635tIbhkd26G~NUQwTREX0h0pUyfoMhyV4J1rE89S63yde-uZv2Z3PebRAHJcKkpWhshCF1-6V85R7-WFqxExRA-1YLalbZ5UE5CGvAZBg__&Key-Pair-Id=KUT5TJCACFTXG","author","Kernersville","date","2025-08-06T02:52:54Z","article","The Town of Kernersville Board of Aldermen voted unanimously Aug. 5 to approve a land-use plan amendment, development plan amendment and a conditional rezoning for a 17.9-acre site off Linville Springs Road, clearing the way for a 47-lot single-family subdivision submitted by Combs Inc.

Catherine Garner, the town’s community development director, told the board the application includes two linked items: a change to the Kernersville development plan from “commercial neighborhood scale” to “medium-density residential” and a conditional rezoning, zoning docket K759A2, from General Office Special (GOS) to RS-7-C (residential single-family, 7,000-square-foot minimum lots) with an attached site plan.

Garner said the proposed density — 47 units on roughly 17.9 acres — equals 2.63 units per acre, well within the staff’s recommended medium-density residential category (0–7 units per acre). She told the board that Planning Board and staff recommended approval and that the proposed site plan reduces the number of dwellings from earlier proposals: “The previous rezoning request was for 6 units per acre … That site plan proposed 97 townhouse units … This site plan shows only 47 units.”

Developer representatives described the project and the applicants’ changes. Amanda Hodiern, the applicant’s agent, emphasized the proposal is a “downzoning” from the property’s current commercial/office designation and that the site-plan rezoning intentionally limits yield: “The site plan … limits the maximum yield or maximum number of homes to 47.” Owner Kevin Combs and civil engineer Dalton Ward were present to answer technical questions.

Traffic and stormwater were the principal issues raised during public comment. Garner and the developer said the North Carolina Department of Transportation will require dedicated left-turn lanes on Linville Springs Road to serve the new subdivision; the town placed a condition that required those improvements be completed before the first certificate of occupancy. The applicant’s materials used Institute of Transportation Engineers (ITE) trip-generation rates (residential detached dwelling at 9.44 trips per dwelling per day) to estimate about 443.7 daily trips from the project and peak-hour impacts of roughly 32.9 morning trips and 47 evening trips. NCDOT’s most recent average annual daily traffic count on Linville Springs Road was about 3,100 trips per day in 2023, down from a high of 4,100 in 2005.

Neighbors said they feared increased traffic and flooding. Lisa Swain Boss, who represents her mother, said the adjacent farm produces hay and that recreational use by future residents could damage the fields. Scott Mercer said stormwater already floods parts of his yard and asked who would be responsible for runoff tied to road improvements. Sarah Savanis said the town in 2023 had recognized Linville Springs Road as inadequate for increased traffic and urged either denial or a lower density.

Engineer Dalton Ward and the applicant responded to drainage concerns. Ward said the site’s stormwater design meets state minimums for water-quality treatment and detains the peak flow for the statutory 1-year, 24-hour design storm (the engineer cited a 2.77-inch, 24-hour design reference). Ward added the planned wet ponds and biocell will treat and detain the frequent storms the design standard requires, but he acknowledged “for large storms, it can make it worse,” a candid acknowledgement that very large, less-frequent storms could still produce overflow beyond the project’s capacity.

Planning Board added one condition after hearing adjacent property owners’ concerns: a 10-foot strip of existing vegetation shall be preserved and placed in an access and maintenance easement along the shared boundary with the neighboring parcel (Piedmont Natural Gas easement areas exempted). The Planning Board vote recommended town approval with that buffer condition.

On the board floor Alderman Apple moved to approve the development-plan amendment, and the board voted unanimously. Apple then moved to approve the rezoning and site plan (K759A2) with the staff and Planning Board recommendations and the added buffer condition; the motion passed unanimously.

Action summary: The Board approved the Kernersville development plan amendment (removing the neighborhood-scale commercial overlay and amending the thoroughfare plan to remove a proposed east–west Linville Springs extension) and rezoned the parcel to RS-7-C with a site-specific plan limiting the project to 47 single-family lots. Conditions include: construction of NCDOT-required turn lanes prior to issuance of the first certificate of occupancy; preservation of a 10-foot vegetative buffer in an access and maintenance easement maintained by the homeowners association (Piedmont Natural Gas easement exempt); required stormwater control measures on site (two wet ponds and one biocell); and compliance with the Highway Corridor Overlay District and applicable UDO standards.

Why it matters: The approvals convert a commercial-designated site to residential while shrinking a previously proposed higher-density plan. The required road improvements and the preservations condition aim to reduce traffic impacts and provide visual separation from adjacent agricultural land, but neighbors remain concerned about stormwater and longer-term traffic changes tied to regional road projects.

Next steps: Staff will record the rezoning ordinance and the site-plan conditions, review civil construction plans for the stormwater devices, secure necessary NCDOT coordination on left-turn lanes, and record the access and maintenance easement for the vegetative buffer. The applicant indicated it plans to begin work “as soon as possible.”","mediaType","Video","parentTitle","Town of Kernersville Board of Aldermen Regular Meeting, August 5th, 2025","oneSentenceSummary","The Board of Aldermen unanimously approved a land-use plan amendment, a development plan change and a conditional rezoning for a 17.9-acre Linville Springs Road subdivision that would allow 47 single-family detached homes and require NCDOT turn lanes and a preserved 10-foot vegetative buffer along a neighboring farm.","taxTitle","Town of Kernersville, Forsyth County, North Carolina","taxId",51115,"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},6486575,"Kernersville aldermen unanimously rezone 635 Grave Street to general industrial",456,631000,1087000,"/Search/View?dp=1&key=5547970-0737700c5373c342406e04d2e3259f89&start=631&end=1087","https://assets.pipeline.soar.com/5547970-0737700c5373c342406e04d2e3259f89/thumbnail_631000.jpg","/articles/6486575/North-Carolina/Kernersville-aldermen-unanimously-rezone-635-Grave-Street-to-general-industrial","https://secure.pipeline.soar.com/6486575-2a81bdd857b26161f5c3deef507de5b1/orig.mp4?Expires=1775035089&Signature=FTJ-Bx77MIumEszb6cdbqqZmhoNy8iD8mhiED5t7yMqQ~thHTb9dCy1HJ-KhDu62EMmbC3R79YUBXzqZAJfuJ64~G3~Otp-7LHNFZTpYR6kBRLz1IYWaCYe-aLxn5hTCXiFZ-rhnmHeN-qFdBdud3UprYq4BZoDWJBGgt29bV0sSj0AGu-8qy~hRnjHG71qY3QcBLaULVBHooQSVyaOvab9olLdJQsxNU6pWDJQ-w9fAuRyQ0GdJqDrWkGHsmjH7Sqn17rsvJMbubG9KPjGheqOY-fRX35cuX8X8mkbl9JOkUd6QmV0t99GD~yeJZEIe62oYvqnwcXqowtqABz1U0Q__&Key-Pair-Id=KUT5TJCACFTXG","The Town of Kernersville Board of Aldermen voted unanimously Aug. 5 to rezone a 3.75-acre property at 635 Grave Street to General Industrial (GI).

The rezoning, filed as zoning docket K828, changes a split zoning on the parcel from limited industrial and general industrial to a single GI classification. Catherine Garner, the town’s community development director, said the request “is in conformance with all the zoning requirements set in the UDO and the land use requirements set by the land use plan.”

The change removes limited-industrial uses from the small sliver of the parcel while leaving the general industrial uses already permitted on the majority of the site. David Pachella, agent for JMJ Holdings LLC, described the application as a technical cleanup: “This is partially GI … and then it’s LI in the kind of … greenish color. And we’re trying to unify it all as GI and make it consistent.” He told the board the land use plan already identifies the area as industrial and that the Planning Board had voted unanimously to recommend approval.

Planning staff and the Planning Board recommended approval after finding the rezoning consistent with the town’s comprehensive plan and the Unified Development Ordinance. The board’s motion to approve was moved and seconded and carried unanimously.

The mayor asked when the owner expects to begin improvements; Pachella replied the timeline was “currently 90 days.” No other conditions or changes to the parcel’s permitted uses were recorded in the meeting minutes.

Votes at a glance: The aldermen approved zoning docket K828 to rezone the property at 635 Grave Street to General Industrial by unanimous vote.

Why it matters: The rezoning removes an inconsistent split designation on a parcel already used for industrial activity and consolidates the site’s zoning to match the land use plan designation and surrounding industrial zoning.

Meeting context: The public hearing produced no speakers in opposition or additional public testimony beyond the applicant’s agent. Planning Board review on July -- with all members present -- recommended approval.

Next steps: The ordinance adopting the rezoning will be recorded according to the town’s scheduling and filing practices; the applicant indicated work could begin within about 90 days.","The Town of Kernersville Board of Aldermen voted unanimously Aug. 5 to rezone a 3.75-acre parcel at 635 Grave Street from a split limited- and general-industrial designation to full General Industrial (GI), clearing a zoning discrepancy and formalizing existing uses.","actionData","errors"]

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Kernersville approves Linville Springs subdivision rezoning and development plan with buffer, NCDOT turn-lane conditions

Kernersville aldermen unanimously rezone 635 Grave Street to general industrial