Kernersville approves Abbotts Forest rezoning, annexation and development plan amid watershed concerns

The Kernersville Board of Aldermen voted Nov. 6 to approve a voluntary annexation, an amendment to the Kernersville Development Plan (KDP74) and a single‑phase conditional rezoning (K‑635‑A1) to allow Abbotts Forest, a proposed residential development of 280 units on roughly 96.71 acres northeast of High Point Road and east of Woodway Drive.

Town staff said the annexation (0 Watkins Ford Road) was requested to secure a narrow parcel needed to meet right‑of‑way and buffer requirements for the overall site plan. Jason Ewing of Mungo Homes, introducing the proposal, said the project would include 44 townhomes and 236 single‑family detached units, for a density of about 2.9 units per acre, sidewalks throughout, five wet ponds for stormwater treatment, and amenities including a pool, clubhouse, playground and a mulch trail to an existing pond.

The decision matters because it changes the land use plan designation from low‑density residential to medium‑density residential for the parcels in zoning docket KDP74 and rezones the property to RM‑5‑C (Residential Multifamily conditional). Staff told aldermen the change is consistent with development patterns in the Union Cross corridor and with anticipated growth after completion of NC‑74 improvements.

Resident opposition centered on stormwater and developer conduct. Sarah Jane Sabonis, identifying herself as a Kernersville resident, said she opposed the rezoning “mainly because of who the developer is,” citing out‑of‑market enforcement actions she said involved sediment discharges. She also raised concerns about wet ponds during heavy rains, quoting the town engineer’s memo that wet ponds have limited runoff volume‑reduction capability.

Jason Ewing replied that Mungo Homes’ Triad market does not have local violations and stressed the company’s local record. Tyler Cross, a professional engineer for the project, explained the watershed technical approach: the site lies in the Lower Abbotts Creek watershed, the development proposes about 30% impervious surface, and the five wet ponds will meet North Carolina water‑quality and peak‑flow requirements. Cross said wet ponds are designed to provide sedimentation and nutrient removal and to dewater over an extended period (between two and five days) to avoid rapid downstream discharges, while also noting that wet ponds do not necessarily reduce total runoff volume in this setting.

Aldermen questioned building heights (staff and applicant confirmed the townhome elevations are two stories), driveway depths to ensure sidewalk clearance, street widths and fire access, anticipated effects on trash routes and public safety staffing, and whether the school system had been notified. Staff said site plans are provided to Forsyth County schools through the development review process for enrollment forecasting; no specific pupil‑generation estimate was presented at the meeting.

The rezoning was approved with the staff‑recommended conditions adopted by the planning board, including the addition of specific elevation series (Vanguard and Genesis for single‑family homes; Hydrangea and Hyacinth for townhomes) and revised language for the common recreation/amenity completion requirement. Because recent state law limits the town’s ability to withhold certificates of occupancy, the condition was revised to require that common recreation areas and amenity areas “shall be substantially completed prior to issuance of the first certificate of occupancy for the townhomes or shall be subject to notices of violation,” providing a remedy if amenities are not substantially finished at CO request.

The board also approved the small voluntary annexation tied to the development plan. The project’s traffic materials, cited in the staff report, estimated about 2,500 additional weekday trips at full build‑out and gave peak‑hour trip estimates necessitating NCDOT turn‑lane improvements on High Point Road. Staff noted the town’s prior 2005 rezoning of portions of the larger area and said this petition covers a smaller subset of that original approval.

The ordinance adopting the KDP74 amendment and the conditional rezoning were both moved and seconded; the board recorded approval following discussion and a roll call. The approvals impose the submitted site plan and conditions as the controlling development plan for the property.

Proponents, opponents and staff may pursue outstanding technical clarifications in subsequent civil construction plan reviews required before building permits are issued.