Stokesdale planning board backs rezoning for 7848 US Highway 158, urges council to consider pond and dam conditions

The Stokesdale Planning Board on Thursday recommended that the Town Council approve a rezoning request for 7848 US Highway 158, changing the parcel from agricultural and RS-40 zoning to a conditional RS-30 district that the developer says could yield up to 85 single-family lots.

Town Planner Justin presented the staff report, describing the property as Guilford County tax parcel 164066 on the north side of US 158 and explaining that staff recommends approval with added watershed-related conditions. "As of this time, the developer has proposed the following development condition, and that would be the maximum number of lots would be 85," Justin said, and he told the board the watershed department requires a professional-engineer evaluation of the pond and dam, completion of any necessary repairs and an operation-and-maintenance plan to be recorded with covenants prior to subdivision plat recording.

The developer’s representative, Craig Fleming of FEI Engineers and Surveyors, told the board the team is seeking 85 lots and acknowledged concerns about the on-site pond. "What we're asking for is 85 lots which kind of brings us to the pond issue," Fleming said, adding that the pond is "in some state of disrepair" and noting the project team is evaluating whether to repair the pond and dam or, subject to permitting, drain it.

Board members pressed for detail on long-term liability and safety if the pond remains within common areas. One member asked whether protections or restrictions for children would be included; Fleming said individual property owners or an HOA would generally carry responsibility, and an insurer would require mitigation measures. Justin said watershed and stormwater regulations would drive the content of any operation-and-maintenance agreement and that necessary permits and approvals would be required before preliminary plat approval.

Members also discussed whether the staff-recommended pond and dam conditions had been formally offered by the applicant. Several members noted the town can only place conditions that are agreed to in writing by an applicant; the board settled on language that would recommend approval consistent with staff findings and ask the Town Council to consider the staff’s watershed recommendations as part of its review.

A motion to recommend the rezoning as presented, and to ask the Town Council to consider the staff recommendations with regard to the pond and dam, was moved, seconded and approved unanimously. In the roll call recorded at the meeting the board noted four ayes and the motion passed. The recommendation will be forwarded to the Stokesdale Town Council for final action.

At the meeting’s end, the board announced upcoming Town Council and planning board dates and thanked Justin for his service; the meeting adjourned following a routine motion to adjourn.