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Preliminary Brookford Village subdivision approved despite Volta Drive opposition
Summary
The board approved a preliminary plat for Brookford Village (Keystone Group) creating 73 single-family lots on 58.8 acres in the ETJ; staff found the plan met subdivision regulations, but multiple Volta Drive residents opposed using the narrow gravel road for subdivision access and raised stormwater and flooding concerns.
The Kernersville Board of Aldermen approved a preliminary subdivision plan Aug. 4 for Brookford Village, a by-right proposal in the town's extraterritorial jurisdiction that would divide roughly 58.8 acres into 73 single-family lots and one common area.
Community Development Director Catherine Garner told the board the plat meets the RS-20 zoning dimensional requirements and subdivision regulations for a major subdivision; the project proposes 73 detached single-family lots (1.24 units per acre) with internal roads built to NCDOT standards and a required turn lane at the Brookford Road entrance per NCDOT comments. "The property in total is, just shy of 59 acres at 58.8 acres," Garner said in the presentation.
Several Volta Drive residents, represented by Joe Hampton, said they oppose using Volta Drive as a primary access for the development because the road is an 8-foot gravel drive, has limited egress and raised concerns about floodplain boundaries and increased runoff to adjacent properties. Hampton and others asked who would assume responsibility if the development increased flooding on adjacent properties; staff said that, if the developer meets state stormwater requirements, impacts that materially increase flooding may become a civil matter between neighboring property owners and the developer.
Staff noted that Volta Drive improvements would be required to meet NCDOT standards for acceptance as a state-maintained road if DOT allows a connection; otherwise the subdivision's internal streets would be dedicated to the state system and DOT would control driveway permit review. Under state statute for preliminary plats, staff said their administrative review has limited discretion when all ordinance requirements are met. After discussion, the board moved, seconded and approved the preliminary subdivision plan unanimously.
