Jamestown planning board continues hearing on 138‑unit West Main rezoning after residents raise traffic, watershed and historic concerns

The Jamestown Planning Board on Nov. 10 continued a public hearing on a conditional‑zoning request for four West Main Street parcels (207, 209, 301 and 305) after a split board vote and sustained public comment raising traffic, stormwater and historic‑resources concerns.

The proposal, filed as Case 202502 by the applicant team Berkeley Communities, seeks conditional Residential Main Street Transitional (RMST) zoning on a 6.53‑acre assemblage to allow up to 138 multifamily dwelling units under a design‑led plan featuring mansion‑style facades facing West Main, internalized three‑story residential buildings and a publicly accessible plaza. Planner Jose Cologne told the board the review before them is advisory: the planning board’s recommendation will go to town council, and no final decision would be made that night.

Why it matters: the site sits at the edge of Jamestown’s downtown corridor, adjacent to Jamestown Elementary, the library and existing multifamily development. Supporters say downtown needs more nearby rooftops to sustain local businesses; opponents cited school‑period queuing, proximity to the railroad and stringent Randleman Reservoir watershed rules that they said limit impervious build‑out.

Applicant commitments and staff conditions: the applicant offered an array of enforceable conditions it said would 'run with the dirt,' including a maximum unit cap of 138; mansion/manor‑style buildings fronting West Main designed to read as single‑family houses (single perceived front door, walkways and no surface parking in front); architectural material commitments (cementitious/Hardie‑type siding); internal courtyards with clubhouse space; enhanced planting yards on east and west property lines; and a commitment to pursue a traffic impact analysis coordinated with NCDOT and the town that specifically studies school drop‑off/pickup periods. Applicant attorney Amanda Hodier said earlier plans proposed up to 161 units but were scaled back after two neighborhood meetings and design revisions.

Public concerns: speakers during the public‑comment period urged caution. Dr. Patricia Gray, chair of the Deep River Riverkeeper, cited a June 7, 2023 DEQ audit that found the town’s MS4 stormwater program deficient and warned that Randleman Reservoir watershed rules restrict built‑upon area (she cited an approximate 30% built‑upon limit for the watershed) and argued the town must ensure regulatory compliance before approving denser development. Several residents, including parents of Jamestown Elementary students, described heavy morning and afternoon school‑drop traffic and worried the proposal would worsen stacking on Potter and Forestdale drives. Other commenters raised the Frasier/Fraser House’s historic status (one commenter said it contributes to the National Register district while staff said the state determined it non‑contributing), potential noise from frequent freight trains and loss of mature trees.

Applicant and staff responses: the applicant said conditional zoning does not override watershed regulations or permitting requirements. Amanda Hodier and staff said the site would still need to meet state and county stormwater and DEQ requirements during subsequent site‑plan and permitting reviews and that the applicant envisions engineered stormwater treatment (including underground detention). Staff and the applicant also noted the TIA under preparation has been scoped to include atypical study hours that capture school bell times (6–8 a.m. and afternoon release windows) and agreed that the town and NCDOT will review any mitigation recommendations.

Board action: a motion to adopt a statement of consistency recommending approval failed on a roll call (no majority; multiple nays). Board members expressed differing views but several said they wanted to see the completed TIA, NCDOT findings about access and clearer watershed/stormwater analysis before forwarding a recommendation. By motion, the board continued the public hearing to the Dec. 8, 2025 Planning Board meeting at 6 p.m. to allow the applicant and staff to provide the additional information.

What’s next: the applicant will deliver the finalized traffic impact analysis (including counts during school periods), any NCDOT access determinations and the outstanding technical materials (stormwater/site engineering documentation and any additional historic‑resource follow‑up) before town council review. The planning board will receive the TIA as an informational item prior to council consideration and will revisit the rezoning at its Dec. 8 meeting.

Quote highlights: "Prior to town council consideration, the applicant shall submit a traffic impact analysis coordinated with the town and NCDOT," Jose Cologne said, noting the need to study school drop‑off and pickup times. "We reduced the maximum unit count from 161 to 138 and added conditions after community input," applicant attorney Amanda Hodier told the board. Dr. Patricia Gray urged caution: "Are we really being responsible to the regulations and the people who have to live within this water system?" she asked.

The planning board’s continuance leaves the council with more technical analysis to evaluate whether the design commitments and required mitigation will address neighborhood safety, watershed compliance and historic‑character concerns.