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

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.