20052116 Ver 4_Exhibit D, other federal, state, local approvals_20181213

Exhibit D - Other Federal, State, Local
Approvals

Planning Board Report
To: Mayor Dawn Morgan and the Board of Aldermen
Cc: Curtis Swisher, Town Manager
Agenda Item Number: K -570.A2
Planning Board Date: 12/14/15
A. Debbie Joyce, Agent for Owner, for properties located at 1680 Pine Tree Drive; in the 1600-
1900 blocks of Teague Lane; and the 1400 block of Kendallwood Drive adjacent to Interstate
40, being all of PIN #(s) 6874-65-5960, 6874-74-6262, 6874-86-7026, 6874-72-7049, 6874-
69-3553, and 6874-82-3360 containing 810.16 acres more or less. Petitioner requests a Two -
Phase Special Use District rezoning from RS -20 (Residential Single -Family, 20,000 square
foot minimum lot size) and MU -S (Mixed Use — Special Use District) to MU -S (Mixed Use —
Special Use District). Requested Use(s): Multiple Uses Apply. Zoning Docket K -570.A2
Jeff Hatling presented the following staff report to the Planning Board and a power point
presentation was provided.
Staff Recommendations and Planning Board Actions
Members Present: Jim Waddell - Chairman, Tom McDaniel, Ed Green, Janice Carroll, Margaret
Burks, James Fradenburg, Steve Hutchins and Karen Caudle
Members Absent: Phyllis Mendel — Vice -Chairman and Bronda Smith -Martin
Staff Recommendation:
Rezoning: Approval
Site Plan: Approval
Plannine Board Recommendation:
Motion made by Margaret Burks to recommend to the Board of Aldermen approval of the
Rezoning, Site Plan, and Conditions as presented in the Staff Report.
Seconded by James Fradenburg.
Vote: (7:1) Motion carried.
For: Jim Waddell - Chairman, Tom McDaniel, Ed Green, Janice Carroll, Margaret Burks, James
Fradenburg, and Steve Hutchins
Against: Karen Caudle
Community Development Director/Date: Te-ff YgVj4jx 12121115

Mr. Jeff Hatling, Community Development Director highlighted the history of the
Caleb's Creek project. This is an amendment to the original plan that was approved in
2001. The primary change in this request is the removal of the golf course and replacement
with seven miles of public greenways and three hundred acres of open spaces. A golf
course in this development would no longer be economically viable.
Mr. Hatling mentioned road improvements including improvements to Teague Lane and
connectivity between Bunker Hill Road and Glenn High School. Commercial truck traffic
will be restricted to access from the Union Cross Road and I-40 area.
The primary land use is single-family residential. There is a slight modification to move
one greenway section to take it away from existing homes and also provide a linear loop
system for the greenway. Caleb's Creek Elementary will be accessible from the greenway.
There are 44 different parcels in this project. Each parcel has a set of approved uses. This
project will be built in phases over a ten to twenty-year period.
The original golf course area along I-40 will now be commercial office space. The Temple
School Road Extension area has an environmentally sensitive area with no adjacent
residential property, making this area ideal for higher density residential development.
This project is designated as a traditional neighborhood development.
The primary new street is the Glenn Hi Road — Bunker Hill Road connector. This is the
east -west corridor parallel to the I-40 corridor. This will also serve the Welden
development. Staff is preparing cost estimates for this connector. Staff will recommend
that the Board of Aldermen submit this to the Winston-Salem Metropolitan Planning
Organization for funding at the time of the next call for projects. The traffic generation
estimates are similar to the original estimates from 2001 for this development.
The developer held a neighborhood meeting in December. At that time, a roundabout was
shown on Teague Lane at the Dutch Treat subdivision. A roundabout will not fit there, so
this will remain a normal type of intersection. Teague Lane will be improved by the
developer from the Dutch Treat subdivision southward. North of Dutch Treat, any road
improvements will be made by the Town of Kernersville.
Within the conditions, there is a road development fee that is projected to generate
$2,000,000 and a park development fee that is projected to generate $755,000.
2

PLANNING STAFF
REPORT ON REQUEST FOR REZONING
Zoning Docket: K -570.A2
Planning Board: 12-14-15
PETITIONER: Greer -Louis, Inc., Debbie Joyce, Agent for Owner
OWNERS: Boyd Brown, Manuela Brown, and BOMA NC, Inc.
PROPOSED AMENDMENT:
From: Residential Single Family Minimum Lot Size 20,000 sq. ft. (RS20) & Mixed Use — Special Use
District (MU -S) Two Phase
To: Mixed Use — Special Use District (MU -S) Two Phase
Acres: 810.16+/ -
LOCATION OF PROPERTY AND SURROUNDING ZONING DISTRICTS:
Properties located at 1680 Pine Tree Drive; in the 1600-1900 blocks of Teague Lane; and the 1400
block of Kendallwood Drive adjacent to Interstate 40, being all of PIN #(s) 6874-65-5960, 6874-74-
6262, 6874-86-7026, 6874-72-7049, 6874-69-3553, and 6874-82-3360.
3

The surrounding zoning is Residential Single Family minimum lot size 20,000 square feet (RS -20),
Residential Single Family minimum lot size 30,000 square feet (RS -30) and Agriculture (AG). The
RS -20 parcel proposed for rezoning is a small triangle piece of their property on the north side of I-
40. The developer is considering placing a subdivision sign at that location.
PHYSICAL DESCRIPTION:
The property is physically divided north to south by several streams. The land primarily slopes gently
towards the streams with some steep areas near the streams and ponds. The former land use was Pine
Tree Golf Course. The remaining property is a mixture of woodlands and grasslands.
GECGCK'
4
J

FINDINGS
Rezoning Process:
Mixed Use — Special Use District
The proposed zoning district is Mixed Use — Special Use District (MU -S). The Unified
Development Ordinance (UDO) states that the purpose of the Mixed Use — Special Use District
(MU -S):
"...is intended to accommodate a mix of residential, commercial,
and light industrial uses in a cohesive development which is
compatible with the natural terrain and surrounding uses. This
district encourages innovation by offering flexibility in design and
layout requirements to achieve a greater choice of living and
working environments".
The MU -S district is only permitted through the Special Use District, Two Phase rezoning process.
The submittal documents for this First Phase include:
1. Site Plan -The submitted site plan describes forty-four (44) separate land use parcels. Each
parcel is listed with a general land use and approximate acreage, density and the estimated
number of housing units. It also shows the approximate location of streets; future street
connections to potential adjacent developments; pedestrian paths or walkways; greenways;
existing topography; stream buffers; wetlands; and open space. The site plan includes three
tables: permitted use table; phasing table; and density table.
2. Adjacent Property Owners Map -_The submitted Adjacent Property Owners Map shows
adjacent property lines; property ownership as listed in the Forsyth County Tax Office.
The adjacent property owner map also includes the information on developer, agent for the
developer, and design firms.
3. Street Layout Map — The map provides the primary street layout and the cross-section
design of the streets. It also includes the conceptual way -finding.
4. Vision Book — The vision book describes: the central location of Calebs Creek; convenient
access to schools, medical services, retail, and transportation network; the "walkable",
"bikeable", "fishable", "floatable", and "explorable" natural setting; layout and land uses;
landscape design; and amenities.
Zoning History:
The original 2001 approved Calebs Creek master plan was approved also as a Mixed Use - Special
Use District (MU -S) zoning district. It consisted of 935.41 acres. Since the approval four (4)
phases of development have been approved for construction:
1. Calebs Creek Elementary School — Property was donated and the school has been built.
2. Brunswick — Single family residential neighborhood located off Watkins Ford. Site
approved for 78 housing units, with 22 currently completed.

3. Deer Run — Single family residential neighborhood located off Glenn View Drive. Site
currently approved for 37 housing units with 9 construction permits issued.
4. Haddington — Single family residential neighborhood located off Teague Lane. A
developer is currently working towards starting home construction January 2016.
Approved for 104 housing units.
5. Calebs Creek Retirement Center — Located off Teague Lane. Construction has not yet
started.
Case and location Decision and Date PB Rec.
Staff Rec.
K-570 Approval 817101 Approval
Approval
Rich Taylor, Agent for Calebs Creek
K-570 Tract ID Haddington N/A
Approval 3/14/05
Approval
Doug Stimmel, Agent for Calebs Creek
- Debbie Joyce, Manager
K-570 Tract IN Brunswick N/A
Approval 4/11/05
Approval
Doug Stimmel, Agent for Calebs Creek
- Debbie Joyce, Manager
K-570 Tract IF Deer Run N/A
Approval 5/9/05
Approval
Doug Stimmel, Agent for Calebs Creek - Debbie Joyce, Manager Approval
K-570 Tract 4 NA Approval 11/14/05
Doug Stimmel, Agent for Calebs Creek - Debbie Joyce, Manager. This site was the central
area of Calebs Creek that was proposed by the second developer of Calebs Creek. A
revised FDP will be submitted by the current developer.
K -570.A1 Retirement Center Approval 12/6/11 Approval Approval
Seamon WhiteSide+Associates for BOMA NC LLC
The primary change being requested is the removal of the golf course, replaced with walking and
biking trails. The original submitted Calebs Creek development in 2001 that was reviewed by
staff and Planning Board did not include a golf course, but included a walkable and biking
community that is similar to what is currently being proposed.
The golf course condition was added during the Board of Aldermen review process. At that time
it was felt a golf course was economically viable. Fourteen (14) years later the golf course industry
has drastically changed. Staff worked with the current developer on studying different golf course
design options, but the financial numbers did not work. Exhibit A of this Staff Report is "Calebs
Creek Golf Course Assessment Report" that was prepared to assess the economic viability of a
golf course at Calebs Creek. In the report numerous findings show new golf course demand is on
the decline, and the Triad Region has a large supply of golf courses. The combination of lack of
demand and large supply limits the financial viability of a new golf course in the Triad. Some of
the facts stated in the assessment include:
1. Published data confirms that interest in the game and the number of golfers in the United
States probably peaked around 2007 at slightly more than 30 million.
2. Studies today say closer to 25 million play golf, a decline of 16-17%.

3. A new course today (18 holes, 7,000+ yards, practical clubhouse, maintenance building,
two on -course restrooms, practice range, practice green, parking lot, etc.) is very
expensive, likely between $6,000,000 - $12,000,000 not including the cost of land.
4. A 2012 study by the Golf Course Superintendents Association of America (GCSAA) shows
that approximately 70% of courses in the Transition Zone and Southeast United States
spend more than $350,000/year on maintenance and 58% of that is for labor. Ina highly
competitive golf market like the Triad, 1 would estimate a "good" shape for Calebs Creek
will require a maintenance budget of $650,000+ or. $36,000/hole/year. Better condition,
$750,000+ or $42,000/hole. Tournament shape? Well, that might require close to
$1,000,000 or $55,000/hole.
5. An interesting quote was found on golf.com: "The Triad is home to more accessible,
affordable daily fee courses than most other loosely defined urban areas in the US. In fact,
the only way to spend more than $50 on a round of golf here is to rack up a big bar bill."
6. For budgeting purposes, 1 believe a course should target $2 million in gross revenues.
Weather data and my experience says to expect only about 200 peak revenue days each
year. This means a course would have to generate approximately $7,500 per peak day.
100 rounds at $75.00 per round or 200 rounds at $37.50 per round. Either measure to
calculate revenue will be difficult to achieve in the Triad. The other 165 days will generate
revenues of only about a third of the revenue of a peak day of $1,500 - $2,500 per day.
7. According to VisitNC.com there are 27 golf courses within 20 miles of Kernersville and 52
golf courses within 35 miles.
8. The rule of thumb is that for every $1,000,000 of construction costs, a course should
charge $10 in golf fees (GF & Cart). So a $10,000,000 course would charge $100.00 to
play. This rate is out of reach of most daily fee golfers, more than most are willing to
pay and is far higher than the most expensive courses in the Triad are currently charging.
Adjusted to reflect today's higher costs of everything, that $10 per million figure should
probably be closer to $12 or $13.
9. Any course costing more than $2,000,000 -$3,000,000 million would instantly price itself
out of the golf market.
Continued on the Following Page

Existing Approved Site Plan
Land Uses:
The table to the right shows the projected
land uses from the current 2001 plan and
the proposed 2015 plan taken from the
2001 and 2015 traffic studies. The build
out of Calebs Creek will be over a 10 to 20
year period. The projected land uses will
change. A good example is the proposed
land "Uses" does not currently include a
church as projected in 2001, however there
is good chance that a church will want to
locate along I-40 in an area currently
projected for retail.
Proposed Site Plan
R
11
8

To the right and on the
following page are the proposed
permitted uses that would be
considered during Final
Development Plan reviews,
broken down by the 44 different
parcels.A,ts.nd Crafts Studio
CALEBS CREEK - PERMITTED USES WORKSHEET
MU -1
--------------
MU -2 MU -3
MU -4 MU -5
MU -6
CO -1 CO -2
CO -3 CO -4
CO -5 CO{ CO -7
AM
Single Family (attached)
C,ng,g,t, Care Facility
We Car, Community
Conwnienc, Store
Food or Drug Store
Hardware Store
N—cri, I -awn and Garden Supply Store, Retail
Wholesale Trade B
BUSINESS & PERSONAL SERVICES
Motor Vehicle, Repair & V.int—mce
Motor Vehicle, Body or Paint Shop
RECREATIONAL USES
1:c 1:1onler0caj"d—
,Theater, In nor
INSTITUTIONAL & PUBLIC USES
Adult Day Care Home
Adult Day Care Center
Care Institution
,�11,d
Child Day Can., Urge Home
Child Day Care, Small Home
Church or Religious Institution, Community
Church or Religious Institution, Neighborhood
College or University
Government Offices
Hospital or Health Center
Nursing Car, Institution
Police or Fire Station
School, Priast.
School, Vocational or Professional
IMANUFACTURING& MINING
Manufacturing A
Broadcast Studio
Park 8, Shuttle Lot
Terminal, Bus orTaxi
©©©©©©©©©©©©©©

CALEBS CREEK - PERMITTED USES WORKSHEET
------------------.9
ling c F:mily (detached)
©©©©©©©©
RL -20 RL -21 RL -22 RL -23 RL -24
©©©©©©©©
Single Family (attached)
------------------------
------------------------
congregate Care Facility
nil
------------------------
Life Care Community
TRANSPORTATION & UTILITIES
���i
Park & Shuttle Lot
Terminal, Bus or Taxi
0000©aaa
OWN
©©©©©©©©©©©©©©©©©©©©©©©©
WORKSHEETCALEEIS CREEK - PERMITTED USES
RM -1 RM -2 RM -3
RMM---�
ling c F:mily (detached)
©©©©©©©©
©©©©©©©©
nil
Park & Shuttle Lot
Terminal, Bus or Taxi
0000©aaa
10

The proposed master plan has 6 distinct 3. Natural Areas - Over 300 acres of
features:
uses
1. "Village Center": Mixed Use (MU)
Parcels, Amenity Center (AC), and
Public Greenway - The "Village
center" provides the focal point for
the development and surrounding
area to gather for social, cultural,
recreation and commerce activities
while providing an access point for
the public greenway.
2. Public Greenways and Private
trails - The developer will be
constructing a public greenway that
will anchor the walkable and bikeable
design of Calebs Creek. Private trails
will link the Calebs Creek
neighborhoods to the public
greenway.
11
cale6's ereA
master zoning pian
natural areas will be preserved as
open space. Those natural areas will
provide a nature preserve for plants
and wildlife. It will also allow the
streams to meander and flood in their
natural environment.
4. "Commercial Center":
Commercial/Office (CO) —The
"commercial center" is adjacent to I-
40 and will have direct access to the
I-40 / Union Cross interchange. This
central location within the Triad
makes it a prime location. The land
uses of the park, range from office,
light manufacturing to multifamily
residential.
5. Single Family Residential Sections:
Residential Low Density (RL);
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1. "Village Center": Mixed Use (MU)
Parcels, Amenity Center (AC), and
Public Greenway - The "Village
center" provides the focal point for
the development and surrounding
area to gather for social, cultural,
recreation and commerce activities
while providing an access point for
the public greenway.
2. Public Greenways and Private
trails - The developer will be
constructing a public greenway that
will anchor the walkable and bikeable
design of Calebs Creek. Private trails
will link the Calebs Creek
neighborhoods to the public
greenway.
11
cale6's ereA
master zoning pian
natural areas will be preserved as
open space. Those natural areas will
provide a nature preserve for plants
and wildlife. It will also allow the
streams to meander and flood in their
natural environment.
4. "Commercial Center":
Commercial/Office (CO) —The
"commercial center" is adjacent to I-
40 and will have direct access to the
I-40 / Union Cross interchange. This
central location within the Triad
makes it a prime location. The land
uses of the park, range from office,
light manufacturing to multifamily
residential.
5. Single Family Residential Sections:
Residential Low Density (RL);

Residential Medium Density (RM) -
The single family residential sections
make up the largest land use portion
of the development. The single
family residential parcels will offer a
range of attached and detached style
homes.
6. Multifamily Sections: Residential
High Density (RH) - The multifamily
12
developments will be placed
throughout the entire development.
The multifamily units will offer a
range of housing opportunities
ranging from retirement community
style housing and luxury apartment
complexes to provide rental housing
for the growing corporate,
manufacturing, medical, and logistic
office workers.

ITi i i ■.- - n te rf _ o - ■ ■ -
illoge Center-
Trailheads, mixed residential homes, Resident's Club, and local shops converge to create
a buzz of activity.
Let your exploration begin with a bike ride around the lakes that culminofes with
refreshments at a local watering hole.
Or take a stroll down free -lined streets to pick up items for tonight's dinner, Enjoy your
afternoon meeting friends for tennis and coffee.
Home to great natural
features that deserve to be
conserved and explored,
Caleb's Creek is a planned
community designed to
celebrate and protect the
rolling hills, wide valleys,
creeks, wetlands, lakes,
wooded areas and vast
fields.
With over 11 miles of
trails planned within
the community, each
neighborhood is provided
dired access to all nature
ha: to offer.
66
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S
walkable
bikeable ,
fishabl.e\. �,.. , 1
exp to
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Resident's Club - Getting Organized
Nestled within the Village Center is the place where everything gets organized. Classes,
proggrams and community happenings all happen at the Resident's Club. Situated to
catch your eye upon arrival and enjoy expansive views of the Big Lake from the back
= zkc, the main building serves as a welcome center cjpd. home to everything active that
doesn't happen on the #roil.
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Kernersville Development Plan:
The Kernersville Development Plan is the "comprehensive plan" for the Town of Kernersville. It
was originally adopted in 1985. It contains the community's Goals, Land Use Plan, Thoroughfare
and Street Plan, and Parks and Recreation Plan.
KERNERSVILLE DEVELOPMENT PLAN GOALS
Enhance Kernersville's "small town atmosphere ".
What is Kernersville's "small town atmosphere"?
❑ vibrant downtown
❑ historic architecture
❑ sense of place
❑ commercial clusters vs. commercial strips
❑ community activities
Establish Kernersville as a "unique high quality community within the Triad".
What is a "unique high quality community within the Triad"?
❑ preserved historic architecture
❑ commercial & industrial areas that incorporate historic architectural facade designs and
materials during development
❑ residential areas that are predominantly single-family residential
❑ system of sidewalks, greenways and parks
❑ diverse economic base
❑ strong industrial, office and commercial tax base
Improve the "natural environment".
What is the "natural environment"?
❑ landscaping
❑ watershed protection
❑ air quality
❑ wildlife habitat
Land Use Plan
The Land Use Plan has designated Calebs Creek areas as "Traditional Neighborhood
Developments" (Mixed Use), which is defined as:
Traditional Neighborhood Developments (Mixed Use) — Intended to accommodate
residential and commercial buildings, public spaces and amenities and institutional uses
are mixed in a compact, pedestrian -oriented arrangement designed to lessen the need for
a total reliance on the automobile and to generate a sense of community. Using these TND
principles, three major components must be considered: residential development,
neighborhood -serving commercial development, and the layout of the street system. The
intended residential densities for TND areas should be a net average of at least five
dwellings/acre for the total TND tract.
15

KERNERSVILLE LAND USE PLAN
= ENVIRONMENTAL PROTECTED _ TRADITIONAL NHBRHD DEV _ ACTIVITY CENTER
PRIVATE RECREATION
- HIGH DENSITY RESIDENTIAL - BUSINESS SUPPORT
PRIVATE OPEN SPACE
MIXED RESIDENTIAL
- COMMERCIAL
- PARK
MFG HOUSING
_ COMMERCIAL. NEIGHBORHOOD
RURAL RESIDENTIAL
MIXED USE
INDUSTRIAL
LOW DENSITY RESIDENTIAL
OFFICE
SCHOOL
MED DENSITY RESIDENTIAL
BUSINESS CENTER
The Land Use Plan ' Calebs Creek Area section states:
The Calebs Creek development and surrounding area, including the area east to Union
Cross Road is designated as a "Traditional Neighborhood Development" (TND). These
areas are intended to accommodate residential and small scale commercial buildings,
public spaces and amenities, and institutional uses that are mixed in a compact, pedestrian -
oriented arrangement to create a village type sense of place. To achieve that unique sense
of place, three major TND components must be included: 1) residential development, 2)
neighborhood -serving commercial development, and 3) street grid layout with pedestrian
and bicycle facilities.
16

Thoroughfare and Street Plan
The Thoroughfare and Street Plan includes proposed streets that are needed to address the traffic
demands of an urbanizing area. The primary new street required to serve the developing area south
of I-40 is the Glen High Road/Bunker Hill Road Connector. This proposed street provides a crucial
east -west connector between Union Cross Road and NC 66. The street will become a major part
of the street network of Calebs Creek and Welden. Staff is currently preparing cost estimates for
constructing Glen High Road Extension from Union Cross to Calebs Creek. Staff will be
recommending to the Board of Aldermen that the Town submit that project in the next call for
projects from the Winston-Salem Urban Area Metropolitan Planning Organization.
17

The Thoroughfare and Street Plan describes the "southern road network":
Southern Road Network
Issue: With the anticipated relatively rapid growth in the area, south of I-40, the Town
will need to pursue road improvements and additions to the existing road network.
Funding will remain a major challenge to facilitate those improvements. The Town has a
planned thoroughfare network that is projected to meet traffic demands. Without the
implementation of that thoroughfare plan the road network south of I-40 will far exceed
the capacity to carry future traffic demands:
Recommendations:
■ The Town shall continue to work with the Forsyth County Commission, Winston-
Salem Urban Area Metropolitan Planning Organization, and developers in
implementing the thoroughfare plan south of I-40.
■ With the major roads and interchanges seemingly adequately planned for the
future, the County and Town will need to work towards reserving the rights -of -ways
for these improvements and ensure connectivity between the thoroughfares.
Issue: Planned future road and road widening projects have the potential of negative
and/or
positive impacts on the surrounding area in such residential, commercial and industrial
areas of NC 66, Union Cross Road, Whicker Road and Extension (Kernersville Boulevard),
Shields Road (Kernersville Boulevard), Old Salem Road, Glenwood Drive, Teague Lane,
Glen High/Bunker Hill Extension, and Temple School Road Extension. Many times, the
current property owners along the corridors are concerned about the unknowns of when a
road project will take place and future phases of the project.
Recommendations:
■ As property is developed along the corridors that will experience road widening or
new projects, the Town shall pursue the required right-of-ways and easements for
the ultimate potential road width to assist in minimizing the future impacts of the
road improvements.
■ The Town shall develop the data that can be provided to adjacent property owners
with projections of when road improvement projects will be required and what type
of road improvements would potentially take place iffunding was available.
■ The Town shall develop enhancement standards that can be used to assist in
minimizing the future adverse impacts of the road improvements, such as
landscaping, lighting fixtures, sidewalks, bike lanes, etc. that offer the opportunity
to enhance the area.
■ It is recommended that the NCDOT Complete Street "2 -lane Avenue" street type
be the road design for thoroughfares through residential neighborhoods. See
Appendix B — "NCDOT Preliminary Complete Streets Planning & Design
Guidelines Framework" for further information on "complete streets ".
18

Traffic
The developer was required to prepare a new traffic study. That traffic study is available for review
at the Community Development Department. Following is a table showing the projected land uses
used in the original 2001 traffic study and the 2015 revised traffic study:
Current
Current Daily
Propose
Propose Daily
Density/Units
Trips
Density/Units
Trips
. .. 976
5,719
331
2,243
1,564
14,967
1,139
12,525
`..
794
5,059
. `. .
314
957
• 156,000
1,718
275,200
4,533
384,800
1,908
581,200
349
• 96,200
1,098
56,900
21314
98,500
4,366
145,000
61061
..
459
12 pumps
6,511
• • •• •• 20,000
458
20,000
676
75,0001
683
MINE 1
35,835
1
36,769
The above land uses are only projections to get a snap shot of potential daily traffic trips per day.
As discussed in the Land Use Plan section the actual land uses will be different than the projected.
Example in the current traffic study uses a high number of 1,139 units for the "single family home"
compared to 331 units for the "residential condo/townhouse". It is likely that the "residential
condo/townhouse" numbers will be higher because of the strong demand from empty nesters and
young professional. The "single family home" land use generates a higher traffic count than the
"residential condo/townhouse", which allows the traffic study to reflect the worse case scenario.
The traffic study identifies street improvements that need to
take place. The remaining road improvements will be paid
for through a road development fee, paid at the time of
obtaining a building permit which was established during the
original rezoning case. The road improvement projects will
be completed in phases as development occurs. The
developer's street improvements to existing streets include:
❑ Teague Lane from the turn lane improvements at
intersection of the future Temple School Road
extension north to Haddington or Havenstraat.
❑ Ogden School Road from the intersection of Teague
Lane east to the end of the eastern boundary of
Calebs Creek.
All interior streets within Calebs Creek is the responsibility
of the developer.
19

The street design follows the NCDOT Complete Street
Guidelines that have been adopted by the Town. A condition
is proposed to prohibit truck traffic on the "Urban/Suburban
Avenues" (turquoise color). Those avenues run through
residential areas and have the potential to be a truck cut -through
street. The "Urban/Suburban Boulevard" (blue color) will
serve as the primary east -west connector.
The street width will increase in areas that require on -street
parking. Example the street width shown below for a
"Local/Subdivision Street: Residental" has a face of curb
(FOC) to FOC of 24', which would accommodate no on -street
parking, for a through steet in a neighborhood that has alleys.
Most residental developments would require a minimum of a
FOC to FOC of 26' or 28' to allow parking on one side.
� '''�';= ,.r:,m� '2� a .. • tri I I
RESID4ET1/1 o�rsno rr �rc rc�o, nivti� rs
tx i°Qwce `n16� . s,ars w�ru.�.
A road development fee was developed during the original rezoning with a formula using the
known variables of trips per day by land uses, internal caption of the trips and the known cost of
transportation improvements. The following table shows the original fees and projected revenue for
the proposed land uses.
a. Single Family (detached)
b. Multifamily (attached)
c. Non -Residential. Parcels 5 & 6A -6F
d. Convenience Store (w/pumps)
e. Church
f. Recreation Outdoor Field Complex
g. Non -Residential 3A, 313 & 4
TOTAL
$500/per unit
X 1,341
=$
670,500
$338/per unit
X 992
=$
335,296
$664/ per 1,000 sq ft
X 40,000
= $
26,560
$4,616/ per pump
X 6
= $
27,696
$247/per 1,000 sq ft
X 150,000
= $
37,050
$978/per acre
X 25
= $
24,450
$2,323/per 1,000 sq ft X 120,000
= $
278,760
$1,400,321
The above fees are paid at the time of building permit issuance. The fees increased 10% on July
1, 2004 and 10% every 3 years thereafter. If a land use not listed above is used within this
development, a trip/unit number would be assigned using the Trip Generation Manual published
by the Institute of Transportation Engineers and cost per unit based on the above schedule would
apply.
20

The fees have gone up 10% four times. Below illustrate those changes.
a. Single Family (detached)
b. Multifamily (attached)
c. Non -Residential. Parcels 5 & 6A -6F
d. Convenience Store (w/pumps)
e. Church
f. Recreation Outdoor Field Complex
g. Non -Residential 3A, 3B & 4
TOTAL
$733/per unit
X 1,341
=$
982,953
$495/per unit
X 992
= $
491,040
$1,069/ per 1,000 sq ft
X 40,000
= $
42,760
$6,759/ per pump
X 6
= $
40,554
$362/per 1,000 sq ft
X 150,000
= $
54,300
$1,432/per acre
X 25
= $
35,800
$3,401/per 1,000 sq ft
X 120,000
= $
408,120
$2,055,527
Parks and Recreation Plan
During the last update of the Parks and Recreation Plan the community survey found that the top
three recreational facilities citizens would like to see is:
1. Walking Trails
2. Greenways
3. Bike Routes
The Plan calls for eight (8) miles of greenways completed by 2022. To assist in achieving that
goal Calebs Creek will be providing approximately 7 miles of public greenway trails. The Town's
Greenway Plan calls for the Calebs Creek greenway to connect to the NC 66/Old Salem Road
Metro Activity Center and Welden via the proposed greenway line that will run parallel with the
Williams gas line.
The Plan also calls for a neighborhood park in the general area of Watkins Ford Road and Teague
Road. The Plan states:
Proposed Neighborhood Park Facilities
A site-specific master plan should be prepared for each new park site and local
neighborhood residents should be made part of the development process. Where feasible,
the parks should be linked to other recreation sites by pedestrian routes and
greenways/trails....... Neighborhood parks typically house smaller or less active facilities
such as open play areas, sport courts, playgrounds, and picnic facilities. Neighborhood
parks should be approximately 5-15 acres in size, with 10 acres generally considered
optimal to provide a balance between active and passive uses.
To assist in achieving that neighborhood park goal Calebs Creek has a recreation fee of $293 per
housing units with increases of 10% every three years. With a projected 2,578 housing units, the
recreation fee will generate over $755,354 in revenue to assist in establishing and developing the
neighborhood park.
Schools:
To assist in addressing school capacity needs, Calebs Creek's original developer dedicated the
property for Calebs Creek Elementary School. The Winston-Salem/Forsyth County School Board
is currently studying projected enrollment and determining new school construction to address
growth. The Community Development staff is working closely with school board staff to assure
they have the growth data to continue to meet the needs of growth.
21

Water & Sewer:
The original developer of Calebs Creek, City County Utilities Commission, and Town of
Kernersville worked out a sewer agreement to provide sewer for Calebs Creek and the southern
area of Kernersville that includes the Kernersville Medical Parkway area (Hospital & VA), and
NC 66/Old Salem Road Metro Activity Center. A sewer utility access fee was developed for
Calebs Creek by projecting the Town's cost of providing sewer to the development and creating a
fee structure that distributes the cost to the different land uses. The current sewer utility access fee
with a 10% increase every three years is:
■ $1,464 per housing unit/living unit;
■ .44 cents per square foot for non-residential structures; and
■ $989 per acre for Recreation Services, Outdoor.
The individual subdivision and developments are responsible for their sewer systems. The City
County Utilities Commission and Town of Kernersville were only responsible for a new pump
station and trunk lines.
Wetlands and FEMA:
The streams have associated Federal Emergency Management Agency (FEMA) flood zones.
There are scattered wetlands along the streams and isolated wetlands. The developer completed a
environmental review of the streams and wetlands to receive a U.S. Army Corps of Engineers
"Notification of Jurisdictional Determination." A copy of that report is available at the Community
Development Department.
Currently the Federal Emergency Management Agency (FEMA) has identified the 100 year flood
zone through a detailed study that shows the floodway and flood fringe. There is no known
flooding of residential or non-residential structures on the proposed development site or
immediately downstream from the proposed development. The developer is proposing to
significantly exceed the federal and local level flood regulations. The majority of the Federal
Emergency Management Agency (FEMA) flood zone (flood fringe and floodway) is located in the
open space areas.
Watershed:
The proposed development is located in the Abbotts Creek watershed, which is classified as a Type
III. Accordingly, the Town of Kernersville Watershed Protection Ordinance is applicable. The
initial watershed review process will take place during Final Development Plan submittal (Phase
II), and a watershed permit will have to be obtained prior to the issuance of each building permit,
which requires a second review of the development plan. In subsequent development review
processes, the developer is responsible to determine and to indicate on his development plans limits
of proposed impervious surface for each site specific case. All provisions and limitations found
in the Watershed Protection Ordinance will then be applied through the issuance of either a low
density watershed permit or a high density watershed permit. Calebs Creek has a "Stormwater
Master Plan" that tracks the pervious and impervious coverage. Prior to submittal of a request for
a building permit or zoning permit on the proposed site, the developer obtains approval from the
Town for amending the Stormwater Master Plan with new impervious coverage.
22

Low Impact Development (LID) is an approach to stormwater management that can benefit both
the economy and the environment by reducing infrastructure costs (reducing hard infrastructure
costs such as pipes and rip raps), increasing lot yields (by eliminating the need for big retention -
based stormwater control measures like big wet ponds) and enhancing water quality protection
(resulting in more vegetated areas interspersed with pavement and buildings). LID practices goal
is to maintain and restore the hydrologic regime by creating a landscape that mimics the natural
hydrologic functions of infiltration, runoff, and evapotranspiration. Structural BMPs refer to
physical structures designed to remove pollutants from stormwater runoff, reduce downstream
erosion, provide flood control, and promote groundwater recharge.
The developer will be required to use Low Impact Development (LID) development practices.
Several types of structural Best Management Practices (BMPs) vary greatly in their design and
they each have advantages and disadvantages relative to each other, some BMPs can be considered
as LID practices and other as basic stormwater treatment devices.
The Town of Kernersville use the policies, criteria, and information, including technical
specifications and standards, in the most current revision of the North Carolina Stormwater Best
Management Practice Manual as the basis for the design, implementation and performance and
maintenance of structural stormwater Best Management Practices (BMPs) or Stormwater Control
Measures (SCMs).
The North Carolina Stormwater Best Management Practice Manual includes among others the
following LID practices or Stormwater Control Measures (SCMs) that developers can use to treat
stormwater runoff in their projects to meet the Town of Kernersville Watershed/Stormwater rules:
• Bioretention is the use of plants and soils for removal of pollutants from stormwater runoff
via absorption, filtration, sedimentation, volatilization, ion exchange, and biological
decomposition. In addition, bioretention provides landscaping and habitat enhancement
benefits.
• Stormwater Wetlands are constructed systems that mimic the functions of natural
wetlands and use physical, chemical, and biological processes to treat stormwater
pollution.
23

• Disconnected Impervious Surfaces
(DIS) is the practice of directing
stormwater runoff from built -upon areas
to properly sized, sloped and vegetated
pervious surfaces. Both roofs and paved
areas can be disconnected with slightly
differing designs. DIS is low cost and has
been proven to reduce the volume and
flows associated with stormwater runoff.
• Permeable Pavement is an alternative to conventional
paving materials (concrete and asphalt) that allows
stormwater to infiltrate through void spaces for temporary
storage.
• Infiltration Devices are trenches or basins that fill with
stormwater runoff and allow the water to infiltrate, i.e., exit
the device by infiltrating into the soil.
Recommended watershed conditions are:
1
2
3
The Developer shall verify whether or not stream buffers are
applicable to the site before approval of Final Development Plan. The developer shall have
a certified consultant evaluate the site to determine the extent, if any, of regulated stream
buffers that may be applicable to this site (Stream identification). A report shall be
submitted identifying the presence, or absence, of regulated streams and any required
buffers.
Developer shall provide a detailed grading plan showing provisions for adequate drainage
of surface water between and around building foundations. Finish grading in the vicinity
of the building foundation shall result in a minimum slope away from the building of six
(6) inches in ten (10) feet and be in compliances with the most current requirements of the
North Carolina Building Code. Shallow, grassed drainage swales provided to transport
surface water drainage shall have a minimum slope of two (2) percent.
An engineered stormwater management plan will be submitted to the Town Watershed
Administrator for review and approval prior to a Final Plat. When final development plans
are submitted, Developer shall include provisions for the treatment of stormwater runoff,
including the use of low impact development techniques. At least 30% of the runoff shall
be treated using LID practices and the rest will be treated using basic stormwater treatment
devices or BMPs. LID treatment options may include, but are not limited to Bioretention
Areas, wetlands, Disconnected Impervious Surface (DIS) practices, Permeable Pavement
and Infiltration Devices. All stormwater management requirements and regulations that
24

are applicable and adopted by the Town and/or NCDENR and/or other regulatory agencies
with jurisdiction over the site at the time final development plans are submitted, shall be
adhered to. Detailed calculations will be required for all Stormwater Control Measures
(SCMs) or Best Management Practices Stormwater Structures (BMPs). Any required
permanent stormwater management devices will be installed prior to issuance of any
Certificate of Occupancy permits.
4. A "Special Intensive Development Allocation" SIDA would be required to go over fifty
(50) percent impervious surface coverage for the commercial property.
5. Calebs Creek developer agreed to reserve 12.82 Acres of an undeveloped portion of its
property adjacent to Calebs Creek Elementary School project to remain it as Low Density
project or provide treatment to the run-off from the impervious area portion of the school
property according with the "Storm water Management Agreement" between Winston-
Salem Forsyth County Board of Education and the Hommel Brown Group, LLC on
May/28/2009.
6. The developer shall provide a Watershed / Stormwater Conceptual Master Plan and
Impervious Calculations Chart to tract the pervious rights of the project. Restrictions on
new impervious surface apply to this site as shown on the Stormwater Master Plan. When
final development plans are submitted, developer shall include an update of the Stormwater
Master plan and shall obtain approval from the Town. The Stormwater Master Plan shall
comply with provisions of Chapter C of the Unified Development Ordinance and shall
include the "Watershed/Stormwater Conceptual Master Plan" and the "Impervious
Calculations Chart".
Dam Safety:
Existing, and any modified or proposed dam involved in this development project must meet the
requirements of the North Carolina Dam Safety Act. A zoning condition requires the property
owner's covenants and restrictions include language that all dam maintenance and up -grades, and
all associated costs, shall be the responsibility of the property owners.
Revenue & Expenditures:
The Town of Kernersville annexed this property January 18, 2001. The development of this
property has increased the Town's revenue and expenditures. The goal in most annexations is to
have the new revenue meet the new expenditure needs and contribute revenue to community wide
expenditures such as street improvements, parks and recreation, and emergency services
protection.
25

RPVPnna
The estimated tax base for the Calebs Creek development is as follows:
ESTIMATED TAX BASE FOR CALEBS CREEK
1,470 Housing Units ($250,000 per units) _ $367,500,000
1,108 Retirement & High End Apartments ($140,000 per unit) _ $155,120,000
252,200 sq.ft. Office ($120 sq.ft.) _ $ 30,264,000
384,800 sq.ft. Warehousing ($80 sq.ft.) _ $ 46,496,000
243,500 sq.ft. Retail ($100 sq. ft.) _ $ 24,350,000
20,000 sq. ft. Club House, Swim & Tennis ($150 sq.ft.) _ $ 3,000,000
*TOTAL $626,730,000
*Total does not include equipment, personal property and vehicle tax revenues.
To compare the proposed development tax base revenue impact on the Town of Kernersville, two
general comparisons can be made. One comparison is the tax base per acre and the other is the tax
base per person.
Town of Kernersville 1/01/2015 Calebs Creek Estimates
*Tax Base $2,326,165,097 $626,730,000
Acres 11,356 810
Tax Base Per Acre $ 204,840 $ 773,741
Population 24,177 5,440
Tax Base Per Person $ 96,214 $ 115,217
*Source Forsyth and Guilford County Tax Offices TR2 2014 Reports
As the tax base revenue analysis above concludes, the Calebs Creek development exceeds the
Town of Kernersville's current tax base per acre and per person.
Expenditure
Expenditures to service the Calebs Creek development will cost less on average than serving the
existing areas of Town. This is due to the following facts:
❑ Very little funding will need to be expended on roads, since the roads will all be new and
built to town standards.
❑ Solid waste service to the residential units will be more efficient due to the compact
development and proper layout of all pick-up areas. Apartments and commercial
development pay for their own solid waste disposal.
❑ Police and fire protection will be more efficient due to the compact development. The
Fire Rescue Department currently has a temporary station on Teague Lane and owns land
for a new station at the intersection of Teague Lane and Hedgecock Road.
❑ Park and transportation development fees are being imposed to assist in the construction
of future roads and park facilities. The developer will also be constructing the public
greenway.
26

As the development ages it will need similar funding for roads, parks and other public facility
improvements as in the existing areas. However, since all public improvements being installed
will be to Town standards, the average cost will remain below the cost of repairing public facilities,
which were not built to current Town standards.
Design:
The village center area (MU 1- 6) will be required to meet the Central Kernersville Overlay
District. The commercial/office areas will be required to meet the Highway Corridor Overlay
District. The residential areas will be required to meet the following standards:
Developer shall comply with the submitted illustrated residential traditional stylistic designs. At the
time of Final Development Plan submittal the architectural design of the residential units shall be
submitted. The traditional stylistic architectural features shall include a combination of the following:
Roofs:
• Hip and/or Gable(s) Roof, with a Pitch between 4:12
and 12:12.
Windows:
• Window trim that incorporates the use of decorative
shutters, heads, aprons and/or cornices.
Entrances:
Well defined stylistic front entrances, with paneled
doors
Garage doors --
•
Garage doors shall be paneled and framed with
decorative trim.
• The front of the garage for front -loading garages shall not extend
more than 3 ' from the front wall or if adjacent to the porch shall not
extend 3' from the porch front. _
Porches
• The porch must beat least 36 square feet in area and have minimum
depth of 5'. t
Design Features on all Sides
• The design standards shall apply to all sides of the structure.
Trim:
• Distinctive trims shall be
incorporated. am
No two elevations with identical windows and door design are to be used on the same block. (A block
is defined as the area between intersecting streets).
Alternative design standards may be submitted at the time of Final Development Plan provided that the
applicant presents, at the time of submittal, proposed findings of facts that the proposed design would
implement the design purposes of creating a unique high quality community more adequately than a
design which would meet the strict requirements of the residential design standards.
27

The development will include a way -finding design that follows the conceptual design shown
below:
conceptual way -finding ..,.
Impacts on Surrounding Area
There are currently 71 adjacent property owners to this site of 810 acres. The adjacent property
border measures approximately 9 miles. Approximately 50 homes (excluding the current Calebs
Creek houses) are within 200' of the 9 mile perimeter. The majority of these homes are located in
the Teague Lane area.
The proposed development plan has placed residential use alongside the majority of adjacent
residential areas. The density of housing units and type of landscape buffers of the proposed
residential areas will be major factors in influencing the impacts the proposed development will
have on the adjacent property owners. The major impact will be changing a rural area to an urban
area. The majority of surrounding property owners live in the area because of its rural setting.
The change to an urban setting will bring traffic, neighbors, sounds and lighting they currently do
not experience. The urban setting will also bring greater choices of living and working
environments to both existing and future residents. This rural to urban transition has been taking
place in southeast Forsyth County during the past 30 years. A study of Forsyth and Kernersville
approval from 1990 to 2000 of major subdivisions and rezoning approval for southeast Forsyth
County (the area south of 1-40; west of the Guilford County line; north of the Davidson County
line; and east of the City Winston-Salem city limits, including the Union Cross Business Park)
shows the following:
Southeast Forsvth Countv 1990 to 2000 Land Use Changes
-New Residential Developments 531 lots 393 acres
-Rezoned to a Higher
Non- Single Family Residential Use --- 705 acres
Total --- 1,098 acres
The residential developments are scattered throughout the southeast corner of Forsyth County.
The industrial, commercial and institutional included the 398 acre Union Cross Business Park
(approximately 3 miles from the Calebs Creek development); the recently constructed 1,000,000
square foot Ralph Lauren logistic center at the northeast quadrant of US 311/NC 66; business park
area that includes Caterpillar and Herbal Life; Old Salem Road/NC 66 Metro Activity Center
including the anchors of Bishop McGuiness High School, Moses Cone Medical Office, Piedmont
Triad Regional Council Office; Kernersville Medical Parkway currently consisting of the VA
Health Clinic and Kernersville Medical Center; Welden; and Calebs Creek Elementary and
Southeast Middle schools.
28

Community Out -Reach:
The developer held an open house November 4th at Calebs Creek Elementary School to provide
surrounding residents back ground on the proposed modifications to the Calebs Creek plan. Over 60
citizen came to the open house.
Phasing:
The Unified Development Ordinance requires a conceptual phasing plan for Mixed Use — Special
Use Zoning Districts. The phasing plan for Calebs Creek follows the logical extension of the streets
and utilities. Specific phasing zoning conditions are proposed.
Caleb's Creek Conceptual Phasing
11/17/2015
29

STAFF ANALYSIS:
Land Uses:
Calebs Creek consists of the land of the former Pine Tree Golf Course that has been pursuing
development for over 30 years. The petitioner for the proposed Calebs Creek development has made
the largest investment of any other proposal to make the redevelopment of this property a reality. The
proposed mixed use development will provide a:
1. village center to serve the surrounding residential area;
2. public greenway to serve the Kernersville area;
3. a mix of residential uses to provide a variety of housing opportunities; and
4. business park area to provide employment opportunities.
This large scale development has caused public concern of "tract housing", meaning all structures are
the same color and design. Zoning conditions are written setting a minimum design standard for
residential and non-residential structures.
Kernersville Development Plan:
Goals
The goals of enhancing Kernersville's "small town atmosphere"; establishing Kernersville as a
"unique high quality community within the Triad"; and "improving the natural environment" are
being implemented with this development proposal.
The "small town atmosphere" goal will be implemented by:
❑ providing a village center with historic architecture; and
❑ design standards that incorporate historical design features.
The "unique high quality community within the Triad" goal will be implemented by:
❑ commercial areas required to comply with the Highway Corridor Overlay District;
❑ residential areas required to comply with the detail design standards;
❑ residential areas being predominantly single family residential with the largest percent of land
area being used for single family;
❑ a network of sidewalks, greenways and trails; and
❑ a diverse economic and tax base is being created through the proposed mixed use
development.
The "natural environment" goal will be implemented by:
❑ protecting the environmental sensitive areas of wetlands, stream buffers and natural habitat;
❑ establishing a compact mixed use development that will lessen the role of automobiles, thus
protecting air quality; and
❑ the entire development being required to incorporate streetyard trees.
T.and [1w Plan
The proposed Calebs Creek rezoning would implement the Land Use Plan by creating this area as a
"Traditional Neighborhood Development".
30

Thoroughfare and Street Plan
The Thoroughfare and Street Plan recognized the lack of "connectivity" of our street system as one
of our major traffic issues. This proposed development is situated between four of Kernersville major
thoroughfares: I-40, US 311, NC 66, and Union Cross Road. The development is within 3 miles of 5
major interchanges: 1-40/Union Cross Road; I-40/NC 66; US 311/Union Cross Road; US 31l/High
Point Road; US 31I NC 66. Also, the interior street system and future connections to adjacent
properties create a grid system where topography allows. These road network elements create
"connectivity" and will allow for the distribution of traffic rather than concentrating traffic. The
distribution of traffic will also take place, because traffic will be disbursed in all directions: northeast
to Greensboro; southeast to High Point; south to Davidson County; west to Winston-Salem; and north
to Kernersville.
The proposed road development fee would be used for the construction of roads to serve the
occupants, residents, or invitees of the subdivisions or developments and these funds could also
be used for roads which serve more than one subdivision or development within the area. All
funds received by the Town of Kernersville pursuant to this condition would be used only for
development of roads, including design, land acquisition and construction.
Parks and Recreation Plan
The Calebs Creek development will greatly assisting in implementing the Parks and Recreation Plan
by providing a public greenway and financially contributing to a future neighborhood park.
Impact on Surrounding Area:
Staff is recommending that during the Final Development Plan review a bufferyard requirement be
established. The recommendations are:
❑ A minimum of a 30' Type II bufferyard, with 10 supplemental shrubs per 100' shall be
installed if lots within the proposed development are less in acreage then the adjacent lots out-
side of the Calebs Creek development with a home within 300' of the development.
❑ The Planning Board may require a 6' berm in locations that are not retaining a sustainable
amount of existing trees and/or topography requiring additional elevation to properly buffer
the proposed adjacent use.
❑ During the Final Development Plan reviews, the petitioner shall submit outdoor lighting
plans. Individual fixtures and lighting systems shall be designed, constructed and installed
to control glare and light trespass, minimize obtrusive light while maintaining safety,
security and productivity, and curtail the degradation of the night time visual environment
by reducing light pollution.
31

Exhibit A
Calebs Creek Golf Course Assessment Report
September 14, 2015
Calebs Creek
Golf Course Assessment Report
Kernersville, North Carolina
August 20, 2015
Revised — September 14, 2015
DAVID T. ALLEN
PGA CLASS A PROFESSIONAL * GOLF COURSE DEVELOPER * CONSULTANT
25941 NESTING COURT #102
BONITA SPRINGS, FLORIDA 34134
August 20, 2015 via E -Mail
Mr. Kurt Sandness, Director of Strategic Land Development
Seamon, Whiteside & Associates, Inc.
501 Wando Park Boulevard, Suite 201
Mount Pleasant, South Carolina 29464
Caleb's Creek — Golf Course Assessment Report
Kernersville, North Carolina
Dear Kurt:
Thank you for asking my thoughts on the feasibility of constructing and operating a
profitable golf course in Kernersville, North Carolina. The following are my thoughts
and opinions on golf course ownership; specifically, the opportunity for a semi -private
championship golf course facility at Caleb's Creek.
50

`Real Estate' Golf Courses
The late 1980's through 2005 was a boom time for golf course development. Many
wonderful courses were built in the United States during those years, but many ordinary
and unnecessary courses were constructed as well. What many do not realize is that
only a small percentage actually became successful as operating businesses.
It was during this time period that beyond the hiring
of a `name'
architect, little thought
was given to the quality of the golf
experience and the
ability
of the facility to be
economically viable in its market. The
developer's `formula'
projected to
was
to build the course to
the level of the price of the homes for
sale around
it; then,
use
the course as a sales
tool to attract homebuyers. The course
would increase the
value of the homesites by
more than it cost to build and operate
the facility.
The `Build It
and They Will Come'
mentality was in full flight.
we know the actual
number is closer to
20-25%.
Once the
developers sold out their
lots; they would either
operate the course, transfer
ownership
to the
members or sell
it to a third party.
Either way, the course was
projected to
make
ends meet by serving the demand of the
homeowners. For a while
they often
would,
but things usually
worked out differently
in the longer term. Back
then, the
thinking
was that 30-40%
of buyers of golf course
homes were expected to
be golfers.
Now
we know the actual
number is closer to
20-25%.
While courses did help sell tens of thousands of homes..... unless the golf course was
unique and ideally located near a thriving population center, once subsidies from the
developer ( lot enhancement fees) stopped and the original home buyers aged out or
moved elsewhere, the course usually began to struggle financially. Now here in 2015,
after the financial collapse in 2008 and the spike in golf interest attributable to Tiger
Woods; the reality is that in many areas too many `real estate' courses compete to
attract the same golfers. As a result, most courses tend to struggle and many barely
stay open.
New Courses Create New Golfers?
The popular thinking 25 years ago, I believe because it sounded good and helped
generate interest and enthusiasm with lenders/ investors to build new courses, was that
a new golf course created new golfers. Today, we know that is not true. The hope
51

was every course brings some new players into the game, but only a small percentage
of beginners ever persevere and become a `golfer'. The old adage is true; 'The older
you are the more difficult it is to learn to play golf'.
Why? Because, golf is difficult. It has been called an intensely personal pursuit.
Golf requires thought, takes a lot of time, is expensive and is notoriously frustrating as
perfection is essentially impossible. It's also more athletic than it appears to the average
person. An individual can play all their life and never really be good. Many are
drawn to the game by family, friends, TV broadcasts, etc. and they try to play. And
today's young adults, the millennials, are an instant gratification generation with short
attention spans. Many expect to be good at anything they try quickly. Golf is different,
very much at odds with those traits. So while many give the game a try, the majority
eventually find alternative forms of recreation more attractive.
Published data confirms that interest in the game and the number of golfers in the
United States probably peaked around 2007 at slightly more than 30 million.... roughly
8-10% of the population. Today, as you travel by courses you see less activity and
fewer golfers. Studies today say closer to 25 million play golf, a decline of 16-17%.
Perhaps the greatest concern for our sport.....less and less young people playing while
the average age of a golfer is..... increasing.
The National Golf Course Owners Association offers these definitions of golfers:
Occasional - plays less than 8 rounds per year
Core - plays 8-24 rounds per year
Avid - plays 25 or more rounds per year
These are the golfers that sustain the business of golf. These are the golfers every
golf course and club must attract. No matter what we may hear, new golf courses do
not create new golfers in meaningful numbers. Over the years it has become evident
that every course cannibalizes golfers from all the other courses in their market area.
Costs to Build vs. Costs to Buy
Anyone considering building a course today should know that a long term growth in
value and a profitable exit strategy do not exist in golf. A new course today ( 18
52

holes, 7,000+ yards, practical clubhouse, maintenance building, two on -course restrooms,
practice range, practice green, parking lot, etc. ) is very expensive; likely between
$6,000,000 - $12,000,000 not including the cost of land. It is not unusual for it to
be more if the site is difficult ( rock outcroppings, steep terrain, etc. ) and the facility
has been deemed to be `special' to compete in its market.
Now compare costs of building with the sales / purchase price of an existing course
in decent condition. Typically half or less in some areas. Perhaps MUCH less as
was the case with Pine Knolls.
What Makes a Golf Course Successful and Special?
Generally, a golf course is seen as `successful' when its popularity and revenues make
it financially self-sustaining in the first two years. If a course can do this, it has a
strong probability of operating profitably far into the future. In all but a few unique
situations, whenever a course is not a quick profit generator, the owner's eagerness to
write those subsidy checks vanishes quickly and the quality of the project goes
down hiII.....fast. It is important to acknowledge this because the value of the property
surrounding a golf course struggling to survive can be dramatically impacted, such as
adjoining residential neighborhoods.
A course's ability to command high fees and generate sustainable revenues comes down
to its design, proximity to an economically strong population center, playability, aesthetics,
condition, management and amenities. My definitions:
Design - how well the entrance, clubhouse, and the individual golf holes flow and fit
into the site's natural elements.
Playability - how effectively the course challenges skilled players while presenting an
enjoyable experience to all levels.
Aesthetics - all about the overall experience, everything you touch and come into
contact with, and the visual interest of the experience.
Condition - quality of the playing surfaces.
53

Management - vital to success of a golf course. Requires an uncommon and rare
mix of business, people and industry skill.
If a course lacks any of the above, it will inevitably suffer long term and struggle to
generate the revenue necessary to sustain its operation.
A Golf Course is just a Turf Farm?
Most people don't see golf courses as a carefully designed and complicated turf farm
with a retail operation, but that's what they are in the business sense. Caleb's Creek
lies in North Carolina's Piedmont region, a well-known "transition zone" for grass. The
two most common types used in golf are Bent & Fescue ( cool season grasses) and
Bermuda ( warm season grass) . Both are grown successfully in Kernersville, but in
any given year or season, both can struggle from the effects of the weather. Bent &
Fescue do best in cooler, wetter conditions of late fall, winter and early spring while
Bermuda thrives when soil dries out and temperatures climb with the arrival of sunny,
warm weather in late spring. But too much of either, proves damaging to the turf.
Maintaining quality playing surfaces is the top priority for a golf course. Turf problems
can have a devastating impact on the business. These days discerning golfers have
high expectations as they want conditions close to what they see on the PGA Tour.
After all, they are paying for the experience and they want to see similarly groomed
courses.
Winter weather in North Carolina this year left course operators with a real problem
from `Winter Kill'. The weather kept the clay soil too wet and too cold for too long
resulting in acres of dead bermuda grass in the fairways and around the greens. The
remedy was to reseed, resprig and perhaps sod the affected areas followed by intensive
watering and fertilizing in order to establish new root growth and restore the playing
surfaces as fast as possible. This work is expensive and is made more expensive
because growing bermuda grass must be done in the warmest time of the year; summer,
that also coincides with the busiest time of year for playing golf. The net result is
that the sub -standard playing conditions impact the business of golf. The cost of
reseeding combined with lost revenues could be a devastating blow to thinly capitalized
golf courses.
54

Maintenance Budgets
Each site presents a developer and architect with a unique set of circumstances.
Climate, foliage, uplands, wetlands, sun angles, soil quality, environmental restrictions,
drainage problems, water availability and quality, rock outcroppings, highway access, etc.
as part of its layout. The master plan and golf course design must consider all these
factors and more in order to maximize the site's land value for the developer and create
the quality golf course needed to maximize revenues and minimize reoccurring maintenance
costs. Something that is not easy to do and only a few do well.
Presenting attractive playing conditions at a golf course with practice range, putting green
and clubhouse grounds through a variety of weather conditions and activity levels requires
skilled attention 365 days a year. This budget should be the largest line item for the
course. A 2012 study by the Golf Course Superintendents Association of America
(GCSAA) shows that approximately 70% of courses in the Transition Zone and Southeast
United States spend more than $350,000/year on maintenance and 58% of that is for
labor. In a highly competitive golf market like the Triad, I would estimate a "good"
shape for Caleb's Creek will require a maintenance budget of $650,000+ or
$36,000/hole/year. Better condition, $750,000+ or $42,000/hole. Tournament
shape? Well, that might require close to $1,000,000 or $55,000/hole. Again, the
site, golf course design, standards and weather all impact this number which can vary
from year to year as was evident this past winter season.
Capital Expenses
Components of newly built golf courses do not last forever. A significant capital expense
reserve should be established to reconstruct greens, tees, cart paths, water features,
irrigation systems, clubhouse, etc. as part of any budget.
Modern golf course greens as well as other modern improvements have depreciable
components with acceptable life spans such as underground drainage pipes and irrigation.
It is land preparation costs such as these that are depreciable components that will be
periodically be retired, abandoned or replaced as part of a typical golf operation.
Similarly, land preparation costs for general grading and shaping, constructing or
reconstructing tees, recontouring fairways to construct or reconstruct bunkers are not
subject to depreciation.
55

Project Description
As I understand the requirements, the course contemplated for Caleb's Creek would be
an 18 -hole championship semi -private golf course. It will take approximately 200+
acres of land and would be immersed within a master planned community.
Caleb's Creek's location lies between the Greensboro -High Point MSA with nearly
750,000 people and the Winston-Salem MSA with 655,000 people which means that
collectively 1,400,000 million people have are in vicinity of the property. If the National
Golf Foundation's statistics are correct, approximately 8%-10% of the US population is
a golfer. That would mean the area may have as many as 140,000 golfers. Although
this may sound encouraging, other pertinent data needs to be considered when evaluating
the feasibility of a golf course.
The Market(s)
North Carolina is among the country's `richest' golf states. There are many golf
destinations steeped in tradition from the mountains to the coast. Most notable is
Pinehurst, located in the Sandhills Region which is indeed the "St. Andrews of American
Golf". North Carolina also annually hosts two PGA Tour events, the Wells Fargo
Championship in Charlotte and The Wyndham in Greensboro. In addition, in recent
years Pinehurst County Club hosted the United States Open and Quail Hollow will host
the PGA Championship in 2017.
Golf markets evolve over time; typically following the combination of population growth,
athletically minded people and suitable weather to support golf. Minnesota and other
northern states may have the most demand for golf per capita, but few golf courses
are built in those locations because of the severe seasonality of the business. San
Diego was one of the top three North American golf markets in the 1990s, but things
have changed in recent years. Once an ideal golf market, the area became overbuilt
and now many once flourishing courses struggle to meet operating expenses. Some
are even shutting down; in reality many more probably should .... and there are other
areas like San Diego, Myrtle Beach is another example.
The Triad is clearly home to many golfers, but for decades it has been a buyer's
market for tee times. Green fees for public golf courses typically range from $30 to
56

$50. The cost of private club memberships can vary widely all across the region.
With discounted tee times widely available and promoted on golf web sites, it's practically
impossible to determine a course's actual yield from golf fees without having access to
their financial records.
An
interesting quote was found
on golf.com "The
Triad is
home to more accessible,
affordable daily fee courses than
most other loosely
defined
urban areas in the US.
In
fact
the only way to spend more than $50 on a
round of
golf here is to rack up
a
big
bar bill." According to VisitNC.com there are
27 golf
courses within 20 miles
of
Kernersville and 52 golf courses
within 35 miles.
Refer
to Exhibit A and Exhibit
B
for
a list of courses.
A Golf Course Investment
Golf course ( s ) are not appropriate investments for those investors expecting quick
returns. There is potential, even a likelihood, for significant operating losses, minimal
operating profits and there is almost never a positive exit strategy. Risks, expenses
and other variables... primarily weather are not factors with other investments and can
have a major impact on a golf course's revenues. There are no walls and no roof in
golf.
Skilled management is vital to the success of a golf course. Operating a semi -private
golf course profitably requires an uncommon and rare mix of business and people skills,
along with a great deal of industry specific knowledge and experience. While golf
management companies are eager to operate a course; the farther removed a course
owner (s) is from the daily details of their golf course, the more the golf course can
be expected to under -perform financially and ultimately struggle as it comes to profitability.
Obstacles to Success
1. Mother Nature: Pests, Environmental Issues.....a long list. Any period of drought,
severe cold, high winds and torrential rain damages or ruins the turf, washes out
the bunkers and sometimes knocks down trees. A course's playing surfaces are
constantly exposed and at the mercy of mother nature.
57

2. Staff: Good service staff is
difficult to find, time consuming
to train and challenging
to motivate. Turnover is
constant.
Other than the
superintendent, the golf
professional and the kitchen
manager,
golf staff are among the lowest paid employees
in the workforce. Maintenance staffs
are particularly difficult
to retain. Their pay is
low, the work arduous and
workdays
start early.....6:00am
or earlier.
3. Competition: One course takes golfers away from another. Most golf studies indicate
stagnant player participation growth in the United States since 1990, yet 3,000+
golf courses have been built since that year. That means fewer golfers to support
each golf course.
4. Obsolescence: Modern equipment in the hands of today's athletes has rendered
many older courses essentially obsolete to elite players. 300 yard drives are now
common; Par fours once long at 420 yards are now 490 yards! Balls fly straighter,
higher, stop faster. Greens must be designed with contours to challenge the skilled
players. Courses need to be 7,200+ yards to be relevant. This means as many
as 20+ acres of rarely used turf must be maintained even though nearly 100% of
most golfers do not play a golf course from the championship tees.
S. Weather: Probably should top any list of obstacles. Golf faces a double
whammy..... It is an extremely cyclical business and it is weather dependent. The
key to budgeting is knowing how many "Playable" and "Peak" weather days you
can expect.
6. Playable Days / Peak Days: In the Triad and across the south, golf season begins
with Daylight Savings Time in Mid -March, then really gets going the first week of
April which happens to coincide with the Masters. So Mid -March through Early
November is the busiest period (8 months) . Thanksgiving through Mid -March is
the slowest (4 months) . Rain Days, Snow Days, Cold Days all must be accounted
for in a budget. bestplaces.net says Kernersville receives 42 inches of rain per
year and 9 inches of snow. US averages are 37 inches of rain and 25 inches
of snow. The number of days with measurable precipitation is 115, but the actual
days impacted by weather is likely at least 15-20 more. Why? It might be sunny
the day after a big rain or snow event, but the turf will surely be wet and not
suitable for playing golf. National Weather Service records say there are 220 sunny
days per year in Kernersville with precipitation most likely to occur Mid -Summer
58

(53% of days) . For budgeting purposes, I would conservatively estimate only 200
actual peak weather and revenue days per year. While more may be warm and
sunny for a bit, a forecast of rain and storms will keep golfers away. Daily fee
players are a pay as they go crowd and they won't spend money to play golf nor
will they play to get wet. They also don't spend money to play golf and freeze.
7. New Golfers: Baby boomers are not retiring as young as expected. Working full
time doesn't allow as much time for golf. As previously mentioned, studies now
suggest that the attention span of the millennial generation is not long enough to
learn and play golf!
8. College Sports, NASCAR: I know firsthand how college football in the south impacts
a golf courses business. Saturday afternoons in September and October throughout
the south can actually become slow times because of college football games. If
UNC, Wake Forest, NC State and Duke all play home games on the same day,
few will be golfing. And with marquee games on TV all day ... the football games
will have tens of thousands of golfers in the stands.
9. Vandalism: Is rarely discussed, but it's always a course owners concern.
Prestonwood Country Club in Cary, North Carolina is an example. Prestonwood has
dealt with a number of damaged greens and fairways that required extensive work.
Insurance may cover some of the repairs, but almost never covers the impact to
the business.
Summary
The rule of
thumb is that for
every $1,000,000 of
construction costs, a
course should
charge $10
in golf fees (GF & Cart). So a
$10,000,000 course
would charge
$100.00 to
play. This rate
is out of reach of most daily fee golfers, more
than most
are willing to pay and is far
higher than the most
expensive courses in
the Triad are
currently charging.
Adjusted
to reflect today's higher costs of everything,
that $10 per
million figure
probably should
probably be closer to
$12 or $13.
The practice of constant promotion, frequent player discount cards, tiered pricing, internet
specials, etc. combined with the Triad's buyer's golf market has created an intensely
competitive business environment. I find nothing to support the thinking that a new
59

course added to the Triad could yield the revenue needed to support it in today's
marketplace.
The Golf 20/20 Commission of 2007 cited a PGA survey of the average revenues of
a daily fee golf courses in North Carolina. (I trust the PGA survey's more than
most. ) The PGA survey lists annual revenues for a daily fee golf course to be
approximately $1,200,000; not enough to justify the costs of building and operating a
high end golf facility in 2007 much less now or when Caleb's Creek would open its
course for play several years from now. Sadly, I would expect today's revenues
numbers to be no higher than 2007 which was essentially the peak.
For budgeting
purposes, I believe a course should
target $2 million in gross revenues.
Weather data
and my experience, says to expect
only about 200 peak revenue days
each year.
This means a course would have to
generate approximately
$7,500 per
peak day.....
100 rounds at $75.00 per round or
200 rounds at $37.50
per round.
Either measure to calculate revenue will be difficult
to achieve in the Triad.
The other
165 days will
generate revenues of only about a
third of the revenue of
a peak day
of $1,500 -
$2,500 per day.
A semi -private golf facility with a membership base and corresponding monthly dues line
is planned at Caleb's Creek. The cash from member's dues is very helpful in the
slow months, but golfers will do the math. If they play a lot and expect joining will
save them money each month, they will join so long as the joining fee is not out of
reach. If they don't expect to play as much, they will pay as they go. Offering
membership also raises expectations from the members. The club must create and
sustain a real value proposition for its members.
The Triad is already overbuilt with golf courses and it is not a golf destination market.
Public access daily fee and semi -private courses there do not command the fees I
believe are necessary to be financially viable ( See Exhibit B) . The region's weather
and turf difficulties add to the challenge and most notably the risks. Caleb's Creek
lacks affiliation with a hotel/resort which gives it little opportunity to capture business
from traveling golfers.
In my view the considerable investment required to build and operate a semi -private 18
hole golf facility at Caleb's Creek would never generate a return and therefore should
60

not be built if financial viability is a consideration. Any course costing more than
$2,000,000 -$3,000,000 million would instantly price itself out of the golf market. If
a championship course at Caleb's Creek is to be built, the developer, future home
owners through their annual HOA fees and perhaps the Town of Kernersville should
expect to forever subsidize its operation.
A well designed golf course would be a wonderful and valued addition to the site and
to the town, but I do not believe a course can be built at a price that would allow it
to operate without requiring significant subsidies.
Sincerely,
David T. Allen
61

Exhibit B
The following are the public and private golf courses I found within 20 miles of Caleb's
Creek. The fees listed are from my internet and telephone survey. Most courses
use `tiered pricing' and offer other specials, so their fees vary by time of day, weekdays
versus weekends, season and holidays.
I believe the fees listed are a close approximation for what an adult golfer would expect
to pay for a round of golf including cart this past summer.
1. Pine Knolls Golf Course
$24 - $29
18 holes 6,258 yards par 71 (Public)
1100 Quail Hollow Rd
Kernersville, NC 27284-8269
[phone]
2. River Landing Golf Course
$10 - $29
9 holes 2,884 yards par 72 (Public)
2025 Sandy Ridge Rd
Colfax, NC 27235-9745
( 336 ) 668-1171
3. Maple Leaf Golf Course
$14 - $32
18 holes 6,024 yards par 71 ( Public)
4070 Hastings Rd
Kernersville, NC 27284-9513
( 336 ) 769-9122
4. Pleasant Ridge Golf Course
$15 - $29
18 holes 6,432 yards par 72 ( Public)
1518 Pleasant Ridge Rd
Greensboro, NC 27409-9766
( 336 ) 668-7107
5. Olde Homeplace Golf Club
$15 - $32
18 holes 6,345 yards par 71 (Public)
4295 Wallburg Rd
63

64
Winston Salem, NC 27107-9267
( 33 6 ) 769-1076
6.
Winston Lake Golf Course, Winston
Lake Park
$21 - $28
18 holes 6,213 yards par 71
( Municipal)
3535 Winston Lake Rd
Winston Salem, NC 27105-4847
[phone]
7.
Reynolds Park Golf Course
$22 - $29
18 holes 6,320 yards par 71
( Municipal)
2391 Reynolds Park Rd
Winston Salem, NC 27107-1538
(336) 650-76
8.
Meadowlands Golf Course
$29 - $48
18 holes 6,706 yards par 72
(Public)
542 Meadowlands Dr
Winston Salem, NC 27107-6024
( 336 ) 769-1011
9.
Oak Hollow Golf Course
$32 - $39
18 holes 6,483 yards par 72
(Municipal)
3400 N Centennial St
High Point, NC 27265-2287
[phone]
10.
Dawn Acres Golf Course
? no answer
18 holes 6,365 yards par 71
(Public)
7712 Nc Highway 68 N
Stokesdale, NC 27357-9325
[phone]
11.
Cardinal Golf and Country Club
N/A
18 holes 7,002 yards par 70 ( Private Non -Equity)
5700 Cardinal Way
Greensboro, NC 27410-9307
[phone]
64

12. High Point Country Club
N/A
27 holes ( Private Equity)
916 Abbotts Creek Church Rd
High Point, NC 27265-7502
( 33 6 ) 869-2416
13. Old Town Club
N/A
18 holes 6,661 yards par 71
(Private Non -Equity)
2875 Old Town Club Rd
Winston Salem, NC 27106-5299
( 336 ) 72 2 -1584
14. Jamestown Park Golf Course
$30 - $35
18 holes 6,665 yards par 72
(Municipal)
7041 E Fork Rd
Jamestown, NC 27282-9574
( 336 ) 454-4912
15. Pine Brook Country Club
N/A
18 holes 6,404 yards par 72
( Private Equity)
5475 Germanton Rd
Winston Salem, NC 27105-1600
[phone]
16. Wilshire Golf Club
$22 - $31
18 holes 6,164 yards par 71
(Public)
1570 Bridgton Rd
Winston Salem, NC 27127-7312
( 336 ) 788-7016
17. Bur -Mil Park Golf Course
$7 - $8
9 holes 875 yards par 27 (Municipal)
5834 Bur -mil Club Road
Greensboro, NC 27410
[phone]
18. Forsyth Country Club
N/A
65

18 holes 6,700 yards par 71
( Private Equity)
3101 Country Club Rd
Winston Salem, NC 27104-3098
[phone]
19. Sedgefield Country Club
N/A
18 holes 7,130 yards par 71
( Private Equity)
3201 Forsyth Dr
Greensboro, NC 27407-7299
[phone]
20. Starmount Forest Country Club
N/A
18 holes 6,612 yards par 71
( Private Non -Equity)
1 Sam Snead Dr
Greensboro, NC 27410-6087
[phone]
21. Blair Park Municipal Golf Course
$22 - $30
18 holes 6,449 yards par 72
(Municipal)
1901 S Main St
High Point, NC 27260-4464
[phone]
22. Grandover Resort
$49 - $69
36 holes, 6,800 yards,
7,100 yards both par 72 (Public)
1000 Club Rd,
Greensboro, NC 27407-8286
[phone]
23. Greensboro National Golf Club
$30 - $42
18 holes 7,072 yards par 72
(Public)
330 Niblick Dr
Summerfield, NC 27358-9767
( 336) 342-1113
24.Iron Play Golf Course
$16
18 holes par 54 (Public)
66

6261 Lake Brandt Rd
Summerfield, NC 27358-9224
( 336) 644-7991
25. The Long Creek Club
$15 - $24
18 holes 6,465 yards par 72 (Public)
5801 Bethania Tobaccoville Road
Bethania, NC 27010
[phone]
26. Winding Creek Golf Course
$24 - $28
18 holes 6,503 yards par 72 (Municipal)
72 Winding Creek Rd
Thomasville, NC 27360-2551
[phone]
27. River View Golf Course
$12 - $15
9 holes 2,585 yards par 35 (Public)
1185 Joe Ayers Rd
Pine Hall, NC 27042-8175
[phone]
28. Greensboro Country Club,
N/A
36 holes, 6,130 yards par 71
7,376 par 72 (Private Non -Equity)
410 Sunset Dr
Greensboro, NC 27408-6400
[phone]
29. Fairfield Golf Club
? no answer
9 holes 2,955 yards par 35 (Public)
6901 Appletree Rd
High Point, NC 27263-9402
( 33 6 ) 431-2913
30. Colonial Country Club
N/A
18 holes 6,605 yards par 71 (Private Equity)
7047 Colonial Club Dr
67

Thomasville, NC 27360-5900
[phone]
31. Stonewall Golf Course
$18 - $25
18 holes 5,222 yards par 70 (Public)
3200 S Friendship Rd
Germanton, NC 27019-9131
( 33 6 ) 591-4653
32. Hemlock Golf Course
$18 - $24
18 holes 5,603 yards par 70 (Public)
1872 Power Dam Rd
Walnut Cove, NC 27052-7922
( 336 ) 591-7934
33. Tanglewood Golf Course
$4.50 - $49
54 holes Championship course 7,101 yards Par 70
Reynolds Course 6,567 yards Par 72
Par 3 Course (Public)
4201 Manor House Cir
Clemmons, NC 27012
( 336) 703-6421
34. Bermuda Run Golf Course
N/A
36 holes West course 6,625 yards Par 70
East course 7,082 yards Par 72 ( Private )
324 Bermuda Run Dr
Bermuda Run, NC 27006
( 336 ) -998-8155
35. Gillespie Golf Course
$20 - $22
18 holes 6,445 yards Par 72 (Public)
306 E Florida St
Greensboro, NC 27406
[phone]
36. Monroeton Golf Course
$26
18 holes 5,685 yards ( Public)
68

213 State Rd. 2431
Reidsville, NC 37320
( 336 ) 342 -1043
69

Planning Board Questions
Mr. Hutchins asked who would be responsible for street maintenance in the development.
Mr. Hatling stated that the streets would be public and would be maintained by the Town.
Mr. Hutchins also asked about dam maintenance and greenway maintenance. Mr.
Hatling stated there is a master restrictive covenant that covers this by requiring the home
owners to provide dam maintenance. The greenway would be part of the Town's park
system.
Mr. Waddell asked about truck traffic in the development. Mr. Hatling stated that the
streets would be Town streets and can be posted for no truck traffic.
In Favor
Darrell Davis, 1804 Beech Leaf Court, Kernersville NC
Mr. Davis stated that he spent 10 years on the Planning Board. He is very impressed with
this project as it has been proposed. He is also pleased that this is on the agenda. He regrets
that it will not have a golf course but understands why. He also thinks the greenway will
be better for the community.
Beth Tucker, 7255 Watkins Ford Road, Kernersville NC
Ms. Tucker mentioned that she owns property near Teague Lane. She said that the
neighbors there want to keep the integrity of the community and keep it clean. She asked
if the development will have a homeowner's association (HOA).
She also wants assurance the Town will keep neighbors informed regarding this
development. Mr. Waddell stated this is a two-phase rezoning and any final plans will
include public notice and also confirmed that there will be a homeowner's association.
Debbie Joyce, 2102 N. Elm Street, Greensboro NC
Ms. Joyce stated that there will be a HOA for every neighborhood in this development.
Joyce Crider, 1670 Pine Tree Lane, Kernersville NC
Ms. Crider stated that she is not against this plan. She said that when she moved to North
Carolina, her family specifically wanted to live in a golf course community, and she is
disappointed in this change. Mr. Waddell clarified that the golf course was part of the
original plan. This hearing is for the purpose of removing that requirement. The golf
course had always been part of the plan. Mr. Hatling said that the developer was first told
by golf course experts that a golf course would not work for this project within the last six
months. She also asked if there would be homes directly behind her property. Mr. Hatling
said that is possible and would be determined by the final development plan and there are
buffering standards that would apply. Mr. Waddell reassured her on this.
Opposed
Patty Nichols, 408 Drayton Park Drive, Kernersville NC
Ms. Nichols said that she is not necessarily opposed but has questions about the project.
70

She asked about the density and price range for the homes in this development. She also
asked if Ms. Crider's driveway would remain where it is now.
Mr. Hatling said that would depend on Ms. Crider's deed and legal documents. He also
stated that the detached single-family homes would be in the $250,000 range.
Mr. Waddell stated that the final development plan would address her concerns and would
be presented in an open session of the Planning
Bernard Taylor, 1560 Teague Lane, Kernersville NC
He expressed a concern about additional traffic on Teague Lane. He said that traffic is
already bad during school hours. Mr. Waddell said that the project will be built in phases
and that road improvements will hopefully be made before the project is completely built.
Natalie Williams, 102 Havenstraat Street, Kernersville NC
She asked about the roundabout that was part of the original proposal but has now been
changed to a standard intersection. She wanted to know if there would be a stoplight, a 4 -
way stop, or some other method of traffic control. Mr. Hatling stated that a stoplight
would be unlikely. He said that a center turn lane on Teague Lane is possible with the
existing right-of-way.
Scott Dampier, 104 Havenstraat Street, Kernersville NC
He asked how four homes per acre could be considered low density. He stated that he was
told numerous times that the golf course would remain. As a PGA golf member, he is
disappointed that this will not happen. He mentioned several golf programs. He asked if
local businesses have been approached regarding a semi -private golf course. He also asked
about the widening of Teague Lane. He said that traffic is very bad at 2:00 in the afternoon
due to the school.
Board Discussion
None
Board Recommendation
Motion made by Steve Hutchins to recommend the Rezoning and Site Plan as presented
by staff.
Seconded by Margaret Burks.
Vote: (7:1) Motion carried. Karen Caudle was opposed.
71

Town Ordinance
Zoning Petition of Debbie Joyce, Agent for Owner
Zoning Docket K -570.A2
ORDINANCE 0 -2016 -
AN ORDINANCE AMENDING THE
KERNERSVILLE ZONING ORDINANCE AND THE
OFFICIAL ZONING MAP OF THE
TOWN OF KERNERSVILLE, NC
BE IT ORDAINED by the Board of Aldermen of the Town of Kernersville as follows:
SECTION 1. The Kernersville Zoning Map be amended by changing from RS -20 (Residential
Single Family, 20,000 square foot minimum lot size) and MU -S (Mixed Use — Special Use District)
to MU -S (Mixed Use — Special Use District) for requested uses: Multiple Uses Apply. Approved
for property located at 1680 Pine Tree Drive, the 1600-1900 blocks of Teague Lane, and the 1400
block of Kendallwood Drive adjacent to Interstate 40, being all of PIN #(s) 6874-65-5960, 6874-
74-6262, 6874-86-7026, 6874-72-7049, 6874-69-3553, and 6874-82-3360 containing 810.16 acres
more or less as recorded in the Office of the Register of Deeds, Forsyth County, North Carolina
and being further described as follows:
BEING KNOWN AND DESIGNATED as 1680 Pine Tree Drive, the 1600-1900 blocks of
Teague Lane, and the 1400 block of Kendallwood Drive adjacent to Interstate 40, being all of PIN
# 6874-65-5960, 6874-74-6262, 6874-86-7026, 6874-72-7049, 6874-69-3553, and 6874-82-3360
containing 810.16 acres more or less as recorded in the Office of the Register of Deeds, Forsyth
County, North Carolina.
SECTION 2. This ordinance is adopted after approval of and upon condition of compliance with
the site plan entitled Caleb's Creek Master Zoning Plan, identified as "Attachment A of the Special
Use District Permit" issued by the Board of Aldermen the 12th day of January, 2016 to Debbie
Joyce, Agent for Owner.
SECTION 3. The Board of Aldermen hereby directs the issuance of a Special Use District Permit
pursuant to Chapter 19 of the Town code for the Town of Kernersville. Said Special Use District
Permit attached hereto and incorporated herein.
SECTION 4. This Ordinance shall be effective from and after its adoption.
Adopted this the 12th day of January, 2016.
Mayor
ATTEST:
Town Clerk

SPECIAL USE DISTRICT PERMIT
Issued by
Board of Aldermen of the Town of Kemersville
The Board of Aldermen of the Town of Kemersville has issued a Special Use District Permit for
the site in this zoning petition of the Debbie Joyce, Agent for Owner. The site shall be developed
in accordance with the plan approved by the Board and bearing the inscription: "Attachment A,
Special Use Permit" for Caleb's Creek approved by the Board of Aldermen the 12th day of January
2016 and signed, provided the property is developed in accordance with requirements of the zoning
district to Mixed Use - Special Use District (MU -S) Chapter 19 of the Town Code, the Erosion
Control Ordinance, and other applicable laws permitted with the uses of. Multiple Uses Apply.
Land Uses
The development of parcels within the property shall be governed by the following:
a. Master Zoning Plan.
b. Zoning Chart and Permitted Uses Worksheet shown on the Master Zoning Plan.
c. Greenway & Trail System Map as depicted on the Master Zoning Plan, with the
exception Town of Kernersville dedicated greenway shall be extended between RL -
21 and RL -24, and not be extended to RL -22.
d. Street Layout Map.
e. Vision Book.
2. Variations in land use such as acreage, density, units and/or square footage that does
not exceed above five percent (5%) of the values listed on the Zoning Chart shall be
permissible as long as such variation is consistent with the land uses referenced on the
Master Zoning Plan. Variations may decrease.
3. The minimum acreage for greenways, parks and conservation areas within the project
shall be 312 Acres which includes acreage previously dedicated and/or developed by
third parties.
4. The developer shall include as part of the submittal of a Final Development Plan for
single family neighborhoods; elevations, floor plans, and exhibits outlining the
architectural style and materials for the residential housing, along with the wayfinding
signage and structures for the area.
Design Standards
5. Developer shall comply with the submitted illustrated residential traditional stylistic
designs. At the time of Final Development Plan submittal the architectural design of the
residential units shall be submitted. The traditional stylistic architectural features shall
include a combination of the following:
2

31
7
Roofs:
• Hip and/or Gable(s) Roof, with a
Pitch between 4:12 and 12:12.
Windows:
• Window trim that incorporates
the use of decorative shutters,
heads, aprons and/or cornices.
Entrances:
• Well defined stylistic front
entrances, with paneled doors
Garage doors
• Garage doors shall be paneled and
framed with decorative trim.
• The front of the garage for front -loading garages
shall not extend more than 3' from the front wall or
if adjacent to the porch shall not extend 3' from the
porch front.
Porches ,�
• The porch must be at least 36 square feet in area
and have minimum depth of 5'.
Design Features on all Sides
• The design standards shall apply to all sides of the structure.
Trim:
• Distinctive trims shall be
incorporated. ONOW
No two elevations with identical windows and door design are to be used on the same
block. (A block is defined as the area between intersecting streets).
Alternative design standards may be submitted at the time of Final Development Plan
provided that the applicant presents, at the time of submittal, proposed findings of facts
that the proposed design would implement the design purposes of creating a unique
high quality community more adequately than a design which would meet the strict
requirements of the residential design standards.
Within all residential areas streetyard trees shall be placed either within 20' of the right-
of-way or easement, or within the right-of-way of a Public Works Services approved
utility corridor plan. The minimum planting intervals shall be one tree per lot or 50' on
center whichever is less.
The Planning Board shall consider establishing appropriate front residential setbacks
for homes located on thoroughfares and collector streets. Considerations shall be given
to amount and type of traffic, topography and building design such as the use of front
porches.
The Master Zoning Plan designates the type of land use within the property as identified
by the following zoning districts:
a. RL = Residential — Low Density

b. RM = Residential — Medium Density
c. RH = Residential — High Density
d. MU = Mixed Use
e. CO = Commercial / Office
f. AM = Amenity Center
9. The Zoning Chart designates acreage, density and number of units and/or square
footage for each of the internal tracts within the property.
10. The Permitted Uses Worksheet designates the type of use allowed within the zoning
districts shown on the Master Zoning Plan.
11. The Greenway & Trail System Map designates the conceptualized locations for types
of public and private trail networks within the development area.
12. The Street Layout Map designates the type of street sections and conceptualized
locations of such roadways within the development area. The street and right-of-way
widths, on -street parking, bike lane, planting strip and sidewalk shall vary based on the
adjacent land uses and determination during the Final Development Plan for
conformance to a complete street design.
13. The Vision Book conceptualizes the development program for the project.
14. The Town of Kernersville Unified Development Ordinance ("UDO"), its applicable
Zoning Overlay Districts and General Site Plan Requirements, except as designated
herein, shall apply to the entire development of the property along with the following:
a. Central Kernersville Overlay District shall apply to the non-residential land uses
within the Mixed Use (MU) Parcels.
b. Highway Corridor Overlay District shall apply to the non-residential land uses
within the Commercial / Office (CO) Parcels.
15. Roadways within the development area shall be in accordance with the Street Layout
Map. The street and right-of-way widths, on -street parking, bike lane, planting strip and
sidewalk shall vary based on the adjacent land uses and determination during the Final
Development Plan for conformance to a complete street design.
16. During Final Development Plan submittal the applicant shall submit the wayfinding
signage and structures for the area to conforms to the rezoning submittal "conceptual
way -finding"
Golf Course, Parks and Greenways
17. A recreational land fee of $200 per housing/living unit shall be paid at the time of the
each building permit issued within the development to serve this development or
developments with the immediate area. All funds received by the Town of
Kernersville pursuant to this condition shall be used only for the acquisition or
development of recreation, park or open space sites. The fees shall increase 10% on
July 1, 2004 and 10% every 3 -years thereafter.
18. Greenways, parks and conservation areas within the development area shall be
dedicated to either the Property Owners Association or Town of Kernersville at the time
a plat is recorded for an adjoining development parcel. The dedication of such area
shall define the entity responsible for maintaining the applicable greenway, park and/or
conservation area. The following locations currently are identified to be dedicated to
the Town of Kernersville following construction of the adjoining development parcel:
Ll

a. Greenway and park located along Teague Lane comprising of approximately 9.80
acres and 4,930 linear feet of trail.
b. Greenway and [ark located between RL -3 and RL -4 comprising approximately 7.05
acres and 2,250 linear feet of trail and along the eastern boundary of MU -1.
c. Greenway located between MU -5 and RL -23, around the existing lakes and
connecting the existing lakes to the elementary school comprising 9,240 Linear feet
of trail.
d. Greenway and park between RL -21 and RL -20 & RL -24.
e. The minimum dedicated public greenway easement shall be thirty (30) feet. During
Final Development Plan additional park land dedication shall be provided that
follows the topography and delineation between the greenway and adjacent land
uses.
£ A minimum areas of four hundred twenty five (425) feet by seventy (70) feet shall
be provided along the public street between MU -5 and AM.
g. Conservation areas along Abbotts Creek.
19. The construction of buildings, structures, playgrounds, trails, bridges, etc. within the
greenways, parks and conservation areas shall be the responsibility of the developer.
The construction schedule for these facilities / improvements will be coordinated and
based upon the construction of a development parcel(s) adjacent to the applicable
greenway, park or conservation area; the completion of the facilities / improvements
listed below shall occur in conjunction with the development of the final phase of the
applicable internal zoning district(s) as follows:
a. Greenway located east of Teague Lane and north of Ogden School Road; RH-2.
b. Greenway located east of Teague Lane and south of Ogden School Road; RL -4
c. Greenway located west of Teague Lane and north of Ogden School Road; RL -23.
d. Greenway located west of Teague Lane and south of Ogden School Road; MU -4.
e. Greenway. Thirty (30) Space Public Parking Lot & Parks located around the
Existing Lakes; RL -20, RL -21 and RL -22 or within three (3) years of completing
the club house, whichever comes first.
f. Greenway connecting existing lakes to elementary school; RM -5 or RM -4
whichever comes first.
g. Greenway located between RL -3 and RL -4 and eastern boundary MU -1; RL -3.
h. Conservation area along Abbotts Creek; RM -1.
20. The developer shall retain the rights to the pervious area available within a greenway,
park and/or conservation area adjacent to a development parcel that is not required for
use of any impervious facilities located within the greenway, park and/or conservation
area.
21. The 30' public access easement and walkway to the conservation area located east of
the Haddington Subdivision to be coordinated by the Town of Kernersville with the
homebuilding team that develops this parcel to assist in implementation of the
Greenway & Trail System outlined in the Vision Book.
Amenity Center
22. The developer shall be responsible for the construction of the building(s) and facilities
within the Amenity Center Zoning Tract. The construction of these improvements shall
k,

commence no later than thirty (30) days following issuance of the four hundredth single
family certificate of occupancy within the development area.
Transportation:
23. NCDOT Approval: The Town of Kernersville will submit all encroachment and
driveway permits to the NCDOT for approval and will be responsible for any NCDOT
requirements, except those required for Teague Lane. The Developer shall complete the
application forms.
24. Road Development Fee: In lieu of certain road improvements at various intersections,
all land uses within this development, except the conservation areas, park and golf
course, shall be subject to the following fees:
Single Family (detached) $500/per unit
Multifamily (attached) $338/per unit
Non -Residential 3A, 3B & 4 $2,323/per 1,000 sq ft
Non -Residential. Parcels 5 & 6A -6F $664/ per 1,000 sq ft
Convenience Store (w/pumps) $4,616per pump
Church $247/per 1,000 sq ft
Recreation Outdoor Field Complex $978/per acre
The above fees shall be paid at the time of building permit approval. The funds shall be
used for the construction of roads to serve the occupants, residents, or invitees of the
subdivisions or developments and these funds may be used for roads which serve more
than one subdivision or development within the area.. All funds received by the Town
of Kemersville pursuant to this condition shall be used only for development of roads,
including design, land acquisition and construction. The fees shall increase 10% on
July 1, 2004 and 10% every 3 -years thereafter. If a land use not listed above is used
within this development, a trip/unit number shall be assigned using the Trip Generation
Manual published by the Institute of Transportation Engineers and cost per unit based
on the above schedule shall apply.
25. Right -of -Way and Easements: Any infrastructure improvements, except for off-site
improvements which are not adjacent to the development, placed upon this
Developer\Development that requires additional right-of-way and/or easements from
other property owners, the Developer shall make a good faith effort to acquire the needed
right-of-way and/or easements. If the Developer is unable to acquire the needed
property, the Developer must submit documentation to the Town that a good faith effort
was made to acquire the property. If the Town elects to acquire the property to facilitate
the public infrastructure improvement, the Developer shall reimburse the Town for all
expenses, including but not limited to; right-of-way and easement cost, surveying,
engineering, legal, appraisal, and administration fees.
26. Negative Access Easements: A negative access easement shall be platted along Teague
Lane and Ogden School Road excluding those accesses, which are approved as part of
this development.
27. Building Permits: Selective building permits may be issued by the Town prior to the
sewer system being placed in service, however, no certificate of occupancy will be issued
until the sewer system for that area of service has been inspected by the CCUC and
5

officially placed in service. Building permits shall not be issued until all applicable road
development fees have been paid in full.
28. Teague Lane: The developer shall be responsible for the improvements of Teague Lane
in accordance with the Street Layout Map. The street and right-of-way widths, on -street
parking, bike lane, planting strip and sidewalk shall vary based on the adjacent land uses
and determination during the Final Development Plan for conformance to a complete
street design. In the section north of the Haddington entrance, and area south of entrance
to RH-I the street design width may need to be narrowed to fit within the current right-
of-way areas not controlled by Calebs Creek. All improvements shall be constructed to
NCDOT Standard Specifications. The construction schedule for the improvements of
this roadway shall be coordinated with the development of the final phase of the
applicable internal zoning district(s) within the property subject to right-of-way
acquisition as follows:
• The intersection of SR 4312 extension may be at the intersection of Haddington
or Havenstraat, which shall be determined by the available right-of-way. The
said intersection to Ogden School Road; RL -23 or RH-2.
• Ogden School Road to Hedgecock Road; RL -7 or RL -6 or RHI whichever
comes first.
• Hedgecock Road to Temple School Road extension; RH-1.
29. Ogden School Road: The developer shall be responsible for the improvements and
extension of Ogden School Road in accordance with the Street Layout Map. The street
and right-of-way widths, on -street parking, bike lane, planting strip and sidewalk shall
vary based on the adjacent land uses and determination during the Final Development
Plan for conformance to a complete street design. All improvements shall be constructed
to NCDOT Standard Specifications. The construction schedule for the improvements and
extension of this roadway shall be coordinated with the development of the final phase of
the applicable internal zoning district(s) within the property as follows:
• Ogden School Road (East) to Project Boundary; MU -1 or MU -3, whichever
comes last.
• Ogden School Road (West) to Pine Tree Branch; AM.
• Ogden School Road (West) from Pine Tree Branch to Project Boundary; RL -
13.
If the Town of Kernersville or NCDOT pursue the construction of the Glen High Road
extension to Calebs Creek, the developer shall construct Ogden School Road to the said
extension with the same design, construction and completion schedule.
30. East-West Connector to SR -4312: This street provides for a roadway connection from
the eastern terminus of SR -4312 to Teague Lane. The developer shall be responsible
for the construction of this roadway in accordance with the Street Layout Map or
modified to intersect Teague Lane at Haddington. The street and right-of-way widths,
on -street parking, bike lane, planting strip and sidewalk shall vary based on the adjacent
land uses and determination during the Final Development Plan for conformance to a
complete street design. All improvements shall be constructed to NCDOT Standard
Specifications. The construction schedule for this roadway shall be coordinated with
the development of the final phase of the applicable internal zoning district(s) within the
property as follows:
• East-West Connector to Stream Crossing; RL -19.
7

• East West Connector from Stream Crossing to CO Zoning Districts; RL -17,
RM -3 or RM -4, whichever comes first.
• East West Connector from SR -4312 through CO Zoning Districts; CO -4 or CO -
5.
31. No truck traffic shall be allowed on the "Urban/Suburban Avenues", the east west
connector from CO parcels to Teague Lane and the Loradale Drive extension.
32. Crosswalks shall be provided on all boulevard and avenue intersections with
connecting streets and greenways.
33. Traffic calming devises and techniques shall be incorporated in all areas where
potential traffic speeds may exceed the residential speed limit of 25 mph.
34. Regarding the public greenway surface the developer may request modification from
asphalt surface standards when crossing the Williams Gas Line if facts are presented
that makes asphalt financially impracticable.
Stormwater Management
35. The Developer shall verify whether or not stream buffers are applicable to the site
before approval of Final Development Plan. The developer shall have a certified
consultant evaluate the site to determine the extent, if any, of regulated stream buffers
that may be applicable to this site (Stream identification). A report shall be submitted
identifying the presence, or absence, of regulated streams and any required buffers.
36. Developer shall provide a detailed grading plan showing provisions for adequate
drainage of surface water between and around building foundations. Finish grading in
the vicinity of the building foundation shall result in a minimum slope away from the
building of six (6) inches in ten (10) feet and be in compliances with the most current
requirements of the North Carolina Building Code. Shallow, grassed drainage swales
provided to transport surface water drainage shall have a minimum slope of two (2)
percent.
37. An engineered stormwater management plan will be submitted to the Town Watershed
Administrator for review and approval prior to a Final Plat. When final development
plans are submitted, Developer shall include provisions for the treatment of stormwater
runoff, including the use of low impact development techniques. At least 30% of the
runoff shall be treated using LID practices and the rest will be treated using basic
stormwater treatment devices or BMPs. LID treatment options may include, but are not
limited to Bioretention Areas, wetlands, Disconnected Impervious Surface (DIS)
practices, Permeable Pavement and Infiltration Devices. All stormwater management
requirements and regulations that are applicable and adopted by the Town and/or
NCDENR and/or other regulatory agencies with jurisdiction over the site at the time
final development plans are submitted, shall be adhered to. Detailed calculations will
be required for all Stormwater Control Measures (SCMs) or Best Management Practices
Stormwater Structures (BMPs). Any required permanent stormwater management
devices will be installed prior to issuance of any Certificate of Occupancy permits.
38. A "Special Intensive Development Allocation" SIDA would be required to go over fifty
(50) percent impervious surface coverage for the commercial property.
39. Calebs Creek developer agreed to reserve 12.82 acres of an undeveloped portion of its
property adjacent to Calebs Creek Elementary School project to remain as Low Density
8

project or provide treatment to the run-off from the impervious area portion of the
school property in accordance with the "Storm Water Management Agreement"
between Winston-Salem Forsyth County Board of Education and the Hommel Brown
Group, LLC on May/28/2009.
40. The developer shall provide a Watershed/Stormwater Conceptual Master Plan and
Impervious Calculations Chart to tract the pervious rights of the project. Restrictions
on new impervious surfaces apply to this site as shown on the Stormwater Master Plan.
When final development plans are submitted, developer shall include an update of the
Stormwater Master plan and shall obtain approval from the Town. The Stormwater
Master Plan shall comply with provisions of Chapter C of the Unified Development
Ordinance and shall include the "Watershed/Stormwater Conceptual Master Plan" and
the "Impervious Calculations Chart".
Dams
41. All dams within the developed area shall be approved by NCDEHNR-Dam Safety
Section pursuant to the "Dam Safety Law of 1967" and as may be later amended, prior
to issuance of any Certificates of Occupancy within the Development. -All responsibility
for the maintenance and upkeep of the dam or appurtenances as may be required to
preserve its integrity as a water impoundment structure, or as directed by NCDEHNR,
together with all liability connected with any dam, shall be and remain with Developer
or until subsequently transferred to, and accepted by, the aforementioned Property
Owners Association. The Property Owners Association's Covenants and Restrictions
shall include language that all dams within this development are the common property
of the Property Owners Association and that responsibility for all maintenance, upkeep,
up -grades, and repairs shall be timely addressed by the Property Owners Association
and at its expense.
42. Calebs Creek property owner's covenants and restrictions shall include language that all
dams are the property of the Calebs Creek property owner's association and the
maintenance, up -grades and associated costs, shall be the responsibility of the property
owner's association.
43. All necessary approvals from the Town, CCUC, NCDEHNR, EPA, NCDOT, and Corp
of Engineers shall be the sole responsibility of the developer of the applicable zoning
district.
Flood Zone
44. If construction of a primary structure is proposed in a FEMA flood zone, a Letter of
Map Revision (LOMR) shall be submitted for FEMA review and approval, copy of said
approval shall be provided to the Town of Kernersville Community Development
Department.
Buffers
45. The following shall be required for bufferyards:
❑ A minimum of a 30' Type II bufferyard, with 10 supplemental shrubs per 100' shall
be installed if lots within the proposed development are less in acreage than the
adjacent lots out -side of the Calebs Creek development with a home within 300' of the
6

development.
❑ The Planning Board may require a 6' berm in locations that is not retaining sustainable
amount of existing trees and/or topography requiring additional elevation to properly
buffer the proposed adjacent use.
❑ If a church use is proposed on RL -21, which is adjacent to Tax Lot 008A Block
5631, the developer of said parcel shall preserve the natural area between that lot
and the existing drainage ditch.
❑ As part of the submittal of the Final Development Plan (excluding those associated
with the development of single family residential neighborhoods), the developer
shall submit an outdoor lighting plan for review and approval by the Town.
Individual fixtures and lighting systems shall be designed, constructed and installed
to control glare and light trespass, minimize obtrusive light while maintaining
safety, security and productivity, and curtail the degradation of the night time visual
environment by reducing light pollution.
Sidewalks
46. The sidewalks shall comply with the standards set forth on the Street Layout Map, and
NCDOT Complete Street Guidelines.
Sewer
47. A sewer utility access fee shall be payable to the Town of Kernersville for each parcel
developed and shall be paid at the time of issuance of each building permit as follows:
a. $1,000 per housing unit/living unit;
b. .30 cents per square foot for non-residential structures; and
C. $675 per acre for Recreation Services, Outdoor outside of Parcel 7.
The fees shall increase 10% on July 1, 2004 and 10% every 3 -years thereafter.
Land Uses
48. See following Permitted Use Tables
Uses That Would Be Considered During the Final Development Plan Reviews.
Jeff A. Hatling, Community Development Director
10

11
RL -1
RL -2 RL -3
RL -4
RL -5 RL -6
RL -7
RL -8 RL -9
RL -10
RL 11 RL -12
RL -13
RL -14 RL -15
RL -16
RL -17 RL 18
RL -19
RL -20 RL -2I
LRL-22
RL -23 RL -24
RM -1
RM -2 RM -3
RM -4
RM -5
®®®®®®®®®®®®®®®®®®®®®®®®®®®®®
-----------------------------
Li a Care Communitv
-----------------------------
RETAIL AND WHOLESALE TRADE
-----------------------------
ABC Store fliquorl
-----------------------------
Arts and Crafts Studio
-----------------------------
Convenience Store
-----------------------------
Food or DruR Sto
-----------------------------
Furniture and Home Furnishino Sto
-----------------------------
General Merchandise Store
-----------------------------
Hardware Store
-----------------------------
Numew. Lawn and Garden SuvpIv Store, Retail
-----------------------------
Restaurant (w/o drive- thru servicel,
-----------------------------
Restaurant (with drive, thru sendicel
Retail Store, Specialtv or Misc.
-----------------------------
Shoccini, Center
-----------------------------
Wholesale Trade A
-----------------------------
-----------------------------
BUSINESS & PERSONAL SERVICES
Bankine and Financial Services
-----------------------------
Bad and B—kfast
-----------------------------
-----------------------------
-----------------------------
Funeral Home
-----------------------------
Hotel or Motel
-----------------------------
Medical or Dental Laboratory
-----------------------------
Medical and Suraical Offices
-----------------------------
Motor Vehicle, Repair & Maintenance
-----------------------------
Motor Vehicle, Bodlv or Paint Shop
-----------------------------
Non -Store Retailer
-----------------------------
Offices Miscellaneous
-----------------------------
Professional Office
-----------------------------
Services. Business
-----------------------------
-----------------------------
Servi— Personal
-----------------------------
Testinj, & Research Lab
-----------------------------
Veterinary Services
-----------------------------
Warehousin
-----------------------------
RECREATIONAL USES
-----------------------------
Recreation Services, Indoo
-----------------------------
Recreation Services, Outdoo
-----------------------------
Recreation Facilitv, Public
-----------------------------
Swimmini, Pool, Private
-----------------------------
Theater, Indoor
-----------------------------
INSTITUTIONAL& PUBLIC USES
�������������������������i�i�
Adult Dav Care Home
Adult Dav Care Cente
Child Ore Institution
Child Dav Care Center
Child Dav Care, Large Home
Child Dav Care, Small Home
Church or Religious Institution Communitv
®®®®®®®®®®®®®®®®®®®®®®®®®®®®®
Church or Reliaious Institution NeiRhborhood
®®®®®®®®®®®®®®®®®®®®®®®®®®®®®
Government Offices
Hoscital or Health Center
Museum or Art Gallery
Neighborhood Organization
Numina Care Institution
School, Privet
MANUFACTURING & MINING
Manufacturine
TRANSPORTATION & UTILITIES
Access Easement, Private Off -Site
Broadcast Studio
Park & Shuttle Lot
Terminal, Bus or Taxi
®®®®®®®®®®®®®®®®®®®®®®®®®®®®®
11

CALEBS CREEK - PERMITTED USES
2015 Rezoning
Submittal (11.11.2015)
RESIDENTIAL USES
Single Family (detached)
X
X
X
X
X
X
X
X
X
Single Family (attached)
X
X
X
X
X
X
X
X
X
Multifamily
X
X
X
X
X
X
X
X
X
X
X
X
X X
Congregate Care Facility
X
X
X
X
X
X
X
X
X
X X
Life Care Community
X
X
X
X
X
X
X
X
X
X X
RETAIL AND WHOLESALE TRADE
ABC Store (liquor)
%
X
X
X
X
X
X
X
X
X X
Arts and Crafts Studio
X
X
X
X
X
X
X
X
X
X X
Convenience Store
X
X
X
X
X
X
X
X
X
X X
Foodor Drug Store
X
X
X
X
X
X
X
X
X
X X
Furniture and Home Furnishings Store
X
X
X
X
X
X
X
X
X
X X
General Merchandise Store
%
%
X
X
X
X
X
X
X
X X
Hardware Store
X
X
X
X
X
X
X
X
X
X X
Nursery. Lawn and Garden Supply Store. Retail
X
X
X
X
X
X
X
X
X
X X
Restaurant (w/o drive- thru service)
X
X
X
X
X
X
X
X
X
X X
X
Restaurant (with drive- thru service)
X
X
X
X
X
X
X
X
X
X X
Retail Store, Specialty or Misc.
%
%
X
X
X
X
X
X
X
% X
Shopping Center
X
X
X
X
X
X
X
X
X
X X
Wholesale Trade A
X
X
X
X
X X
Wholesale Trade B
X
X
X
X
X X
BUSINESS & PERSONAL SERVICES
Banking and Financial Services
%
%
%
X
X
X
X
X
X
X
X X
Bed and Breakfast
X
X
X
X
X
X
X
X
X
X
X X
Building Contractors, General
X
X
X
X
X
X
X
X
X
X
X X
Car Wash
X
X
X
X
X
X
X
X
X
X
X X
Funeral Home
X
X
X
X
X
X
X
X
X
X
X X
Hotel or Motel
X
X
X
X
X
X
X
X
X
X
X X
Medical or Dental Laboratory
X
X
X
X
X
X
X
X
X
X
X X
Medical and Surgical Offces
X
X
X
X
X
X
X
X
X
X
X X
Motor Vehicle, Repair & Mal ntenance
X
X
X
X
X
X
X
X
X
X
X X
Motor Vehicle. Body or Paint Shop
X
X
X
X
X
X
X
X
X
X
X X
Non -Store Retailer
%
%
%
X
X
X
X
X
X
X
X X
X
Offices, Miscellaneous
X
X
X
X
X
X
X
X
X
X
X X
Professional Office
X
X
X
X
X
X
X
X
X
X
X X
X
Services, Business A
X
X
X
X
X
X
X
X
X
X
X X
Services. Business B
X
X
X
X
X
X
X
X
X
X
X X
Services. Personal
%
%
%
X
X
X
X
X
X
X
X X
X
Testing & Research Lab
%
%
%
X
X
X
X
X
X
X
X X
Veterinary Services
X
X
X
X
X
X
X
X
X
X
X X
Warehousing
X
X
X X
RECREATIONAL USES
Recreation Services, Indoor
X
X
X
X
X
X
X
X
X
X
XX
X
Recreation Services. Outdoor
%
%
%
X
X
X
X
X
X
X
X X
X
Recreation Facility, Public
X
X
X
X
X
X
X
X
X
X
X X
X
Swimming Pool. Private
X
X
X
X
X
X
X
X
X
X
X X
X
Theater, Indoor
X
X
X
X
X
X
X
X
X
X
X X
INSTITUTIONAL & PUBLIC USES
Adult Day Care Home
X
X
X
X
X
X
X
X
X
X
X
X X
Adult Day Care Center
X
X
X
X
X
X
X
X
X
X
X
X X
Child Care Institution
X
X
X
X
X
X
X
X
X
X
X X
Child Day Care Center
X
X
X
X
X
X
X
X
X
X
X X
Child Day Care, Large Home
X
X
X
X
X
X
X
X
X
X
X X
Child Day Care, Small Home
%
%
%
X
X
X
X
X
X
X
X X
Church or Religious Institution, Community
X
X
X
X
X
X
X
X
X
X
X
X
X
X X
Church or Religious Institution, Neighborhood
X
X
X
X
X
X
X
X
X
X
X
X
X
X X
Club or Lodge
X
X
X
X
X
X
X
X
X
X
X X
X
College or University
X
I X I
X
X
I X I
X I
X
X
I X
I X
X X
Government Offices
%
%
X
X
X
X
X
X
X
X
X X
Hospital or Health Center
X
X
X
X
X
X
X
X
X
X
X
X X
Ubrarv, Public
X
X
X
X
X
X
X
X
X
X
X X
Museum or Art Gallery
X
X
X
X
X
X
X
X
X
X
X X
Neighborhood Organization
X
X
X
X
X
X
X
X
X
X
X X
X
Nursing Care Institution
%
%
%
%
X
X
X
X
X
X
X
X X
Police or Fire Station
X
X
X
X
X
X
X
X
X
X
X X
Post Office
X
X
X
X
X
X
X
X
X
X
X X
School, Private
X
X
X
X
X
X
X
X
X
X
X X
School. Public
X
X
X
X
X
X
X
X
X
X
X X
School. Vocational or Professional
%
%
%
X
X
X
X
X
X
X
X X
MANUFACTURING & MINING
Manufacturing
X
X
X X
Manufacturing B
X
X
X X
TRANSPORTATION & UTILITIES
Access Easement, Private Off -Site
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X
X
Broadcast Studio
%
%
%
%
%
%
X
X
X
X
X
X
X
X X
Park & Shuttle Lot
X
X
X
X
X
X
X
X
X
X
X
X
X
X X
Terminal. Bus or Taxi
X
X
X
X
X
X
X
X
X
X
X
X
X
X X
Utilities
X
X
X
X
X
X
X
X
X
X
X
X
X
X X X
X

TOWN OF KERNERSVILLE
Dawn H. Morgan, Mayor
Curtis L. Swisher, Town Manager
P.O. Box 728 134 East Mountain Street
Kernersville, NC 27285-0728 Telephone [phone]
Fax[phone]
Date: December 21, 2015
To: Kemersville Board of Aldermen
RE: Debbie Joyce, Agent for Owner, for properties located at 1680 Pine Tree Drive; in the
1600-1900 blocks of Teague Lane; and the 1400 block of Kendallwood Drive adjacent to Interstate
40, being all of PIN #(s) 6874-65-5960., 6874-74-6262, 6874-86-7026, 6874-72-7049, 6874-69-
3553, and 6874-82-3360 containing 810.16 acres more or less. Petitioner requests a Two -Phase
Special Use District rezoning from RS -20 (Residential Single -Family, 20,000 square foot minimum
lot size) and MU -S (Mixed Use — Special Use District) to MU -S (Mixed Use — Special Use
District). Requested Use(s): Multiple Uses Apply. Zoning Docket K -570.A2
This is to certify that I, Keith Hooker, have had mailed at my direction, on the 21st day of
December, 2015, from the offices of the Town of Kemersville, 134 East Mountain Street, P.O.
Box 728, Kernersville, North Carolina 27285 by first class United States Postal Service, notices
of the above petitioned zoning request and the time and place of the public hearing regarding
the same to the persons at the address listed on the attached sheet.
This further certifies that the above persons are all of the adjacent property owners to that
property subject to the Rezoning Petition above set forth according to the Tax Office of Forsyth
County and that the addresses are those listed in said office for the purpose of tax listing. This
certification is made in accordance with the provisions of N.C.G.S. 160A-384, this 21st day of
December, 2015.
a. rk
Keith Hooker
Town Clerk
ALDERMEN
Kenny Crews - Irving Neal - Joe L. Pinnix Jr. - Tracey H. Shiftlene - Chris Thompson
NORTH CAROLINA'S
PIEDMONT
TRIAD

TOWN OF KERNERS VILLE
P.O. Box 728
Kernersville, NC 27285-0728
Date: December 21, 2015
Dawn H. Morgan, Mayor
Curtis L. Swisher, Town Manager
134 East Mountain Street
Telephone [phone]
Fax [phone]
To: Kernersville Board of Aldermen
RE: Zoning Docket K -570.A2
Winston-Salem/Forsyth County
John E. Van Horn
Jane Burton Steelman Heirs
Board of Education
1544 Teague Lane
2964 Friendship Ledford Road
PO Box 2513
Kernersville, NC 27284
Winston-Salem, NC 27107
Winston-Salem, NC 27102
PIN #6874-88-7871
PIN #6874-88-9514
PIN #6874-89-3211
PIN #6875-70-9172
Robert E. Williams
Bernard H. Taylor
Gabrielle N. Willis -Floyd
1550 Teague Lane
1560 Teague Lane
1580 Teague Lane
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-88-8490
PIN #6874-88-8284
PIN #6874-88-8150
Kevin M. Williams
Timothy M. Allen
Billy Lawrence Chamelin
1590 Teague Lane
1240 Somerset Crossing Lane
1604 Teague Lane
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-87-8926
PIN #6874-87-7786
PIN #6874-87-7650
Fred J. Bowen
Richard T. Hedgecock
Deer Run at Caleb's Creek HOA
1606 Teague Lane
1358 Rock Barn Road
PO Box 9336
Kernersville, NC 27284
Kernersville, NC 27284
Greensboro, NC 27429
PIN #6874-87-7357
PIN #6874-87-7108
PIN #6874-46-1197
Norman G. Parrish
John J. Choate
Mark Williams
1620 Teague Lane
101 Havenstraat St.
102 Havenstraat St.
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-87-6042
PIN #6874-97-1899
PIN #6874-97-1637
William Blackwell
Scott Lawrence Pope
Leo 0. Whicker
601 Woodland Drive
1349 South Park Drive Unit C
841 Silver Dapple Lane
Greensboro, NC 27408
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-97-7086
PIN #6874-95-8436
PIN #6874-82-9959
Bill D. Katsis
James S. Blackburn, Jr.
Brunswick at Caleb's Creek H/0
7493 Watkins Ford Road
7471 Watkins Ford Road
2311 W. Cone Blvd. Apt. 150
Kernersville, NC 27284
Kernersville, NC 27284
Greensboro, NC 27408
PIN #6873-99-1140
PIN #6873-88-1032
PIN #6873-76-7561
Shirley Mae Lauten Trustee
Emi Chamberlain Survivor Trust
Bobbie L. Chamelin
7405 Watkins Ford Road
3751 Hampstead Road
1740 Teague Lane
Kernersville, NC 27284
Glendale, CA 91206
Kernersville, NC 27284
PIN #6873-66-9059
PIN #6874-73-2267
PIN #6874-73-2150
ALDERMEN
Kenny Crews - Irving Neal - Joe L. Pinnix Jr. - Tracey H. Shifflette - Chris Thompson
NORTH CAROLINA'S
-� PIEDMONT
TRIAD

Michael Ray Chamelin
Cecil Pearman, Jr.
Joseph W. Willard Revocable Trust
110 Dascomb Court
1750 Teague Lane
1754 Teague Lane
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-72-1975
PIN #6874-72-1705
PIN #6874-72-0563
Winnie Pauline Williams Heirs
John W. Lane
Ralph Edwards Hedgecock, Jr.
1760 Teague Lane
5983 Hedgecock Road
5979 Hedgecock Road
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-72-0431
PIN #6874-61-1868
PIN #6874-51-8869
Gary F. George
Jeffery Stephen Jones
Archie U. McNamara
5975 Hedgecock Road
2305 Pine Meadow Drive
5937 Hedgecock Road
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-51-6980
PIN #6874-51-5940
PIN #6874-51-4819
Ralph E. Hedgecock
Berrier Construction Co. Inc.
Roy Anthony Lane
5961 Hedgecock Road
170 Winterberry Place Trail
5901 Loradale Drive
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-51-2819
PIN #6874-41-8966
PIN #6874-42-5247
PIN #6874-33-9837
Joan Lane Norris
Frankie Ray Lane
Beverly Lynn Smith Parnell
5935 Loradale Drive
5911 Loradale Drive
4340 Glenn Hi Road
Kernersville, NC 27284
Kernersville, NC 27284
Winston-Salem, NC 27107
PIN #6874-43-8210
PIN #6874-44-5025
PIN #6874-34-4105
PIN #6874-43-1819
Ophelia B. Jackson
Kenneth R. Binkley
Kay McEntire
1182 Glennview Drive
1190 Glennview Drive
I250 Glennview Drive
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-35-4502
PIN #6874-46-0324
PIN #6874-46-8468
Ophelia B. Jackson
Edith S. Blackburn Family Trust
Joann S. Soucek
1186 Glennview Drive
1137 Glennview Drive
1136 Glennview Drive
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-46-0537
PIN #6874-47-I077
PIN #6874-27-7448
Ralph T. Kiger
William M. Crider
Henry M. Davis 1V
1010 Sedge Garden Road
1670 Pine Tree Lane
1676 Pine Tree Lane
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-27-9628
PIN #6874-76-9669
PIN #6874-75-2732
Henry Dalton Everhart, Jr.
Candace C. Warner
Timothy A. Miller
1431 Kendallwood Drive
1421 Kendallwood Drive
1411 Kendallwood Drive
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-69-1313
PIN #6874-69-1428
PIN #6874-69-I623
Craig W. Schwarz
Robert W. Cherry
Elizabeth Ann Tucker
1490 Somerset Crossing Lane
I495 Somerset Crossing Lane
7255 Watkins Ford Road
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-69-3771
PIN #6874-69-5700
PIN #6873-65-5338
Velma L. Matthews
Billy Lawrence Chamelin
Charles Eugene Chamelin
3441 Smithtown Road
1604 Teague Lane
1944 Teague Lane
East Bend, NC 27018
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6873-67-2110
PIN #6873-57-5501
PIN #6873-67-2648
Jerald Chamelin
Coy Smith Chamelin
David P. Matthews
1930 Teague Lane
1920 Teague Lane
19I0 Teague Lane
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6873-67-5901
PIN #6873-68-4510
PIN #6873-59-5824
PIN #6873-58-6110
Curtis W. Campbell
Marie P. Scott
Tony M. Scott
5839 Kenville Green Circle
1856 Teague Lane
1856 Teague Lane
Kernersville, NC 27284
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6873-69-1500
PIN #6874-60-1080
PIN #6874-60-5055

Kyle Steven Scott
Janet Weaver Hedgecock
1850 Teague Lane
5946 Hedgecock Road
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6874-60-5241
PIN #6874-60-3524
Lou Ann Reid
Steven Hayes
1900 Teague Lane
1574 Running Deer Drive
Kernersville, NC 27284
Kernersville, NC 27284
PIN #6873-69-4155
PIN #6874-46-2516
BOMA NC, LLC
True Homes, LLC
7206 SW 146`h St Cir
2649 Breckonridge Centre Drive
Palmetto Bay, FL 33158
Unit 104
PIN #6874-46-0095
Monroe, NC 28110
PIN #6874-45-2936
PIN #6874-46-3472
PIN #6874-46-2070
PIN #6874-46-3586
PIN #6874-46-3005
PIN #6874-46-2510
PIN #6874-46-3I4I
PIN #6874-46-2414
PIN #6874-46-3296
PIN #6874-46-3236
PIN #6874-46-3365
PIN #6874-46-3478
PIN #6874-46-2309
PIN #6874-46-2302
PIN #6874-46-2206
PIN #6874-46-1290
PIN #6874-46-1174
PIN #6874-46-8120
Keith Hooker
Town Clerk
Joyce Ella Hedgecock
5978 Hedgecock Road
Kernersville, NC 27284
PIN #6874-61-2340
Alohalani B. Pickett
1606 Running Deer Drive
Kernersville, NC 27284
PIN #6874-46-1049
Boyd J. & Manuela H. Brown
1500 San Remo Avenue
Apt/Unit 125
Coral Gables, FL 33146
PIN #6874-82-3360

Dawn Morgan,
ayor
TOWN OF KERNERSVILLE Curtis L Sw shell Town Meader
P.O. Box 728 134 East Mountain Street
Kernersville, NC 27285-0728 Telephone [phone]
Fax (336) 996AB22
NOTICE OF PENDING REZONING ACTION
A petition to amend the Zoning Map of Kemersville has been filed by Debbie Joyce, Agent for Owner, for properties
located at 1680 Pine Tree Drive; in the 1600-1900 blocks of Teague Lane; and the 1400 block of Kendallwood Drive
adjacent to Interstate 40, being all of PIN #(s) 6874-65-5960, 6874-74-6262, 6874-86-7026, 6874-72-7049, 6874-69-
3553, and 6874-82-3360 containing 810.16 acres more or less. Petitioner requests a Two -Phase Special Use District
rezoning from RS -20 (Residential Single -Family, 20,000 square foot minimum lot size) and MU -S (Mixed Use —
Special Use District) to MU -S (Mixed Use — Special Use District). Requested Use(s): Multiple Uses Apply, Zoning
Docket K -570.A2
The Kemersville Board of Aldermen will hold a public hearing regarding this petition on Tuesday, January 12, 2016
at 7:00 p.m. in the Kemersville Municipal Council Chamber at Town Hall, 134 East Mountain Street, behind the
Library and Chamber of Commerce.
This notice is being sent to you because your property is either included in this request or it abuts to or is located
directly across a street or road from the property proposed for a zoning classification amendment. This notice is
provided in pursuant to N.C. General Statute 160A-384.
The purpose of the public hearing is to gather citizen comments. For those citizens that cannot attend, written
comments are encouraged. The Board of Aldermen's policy is to limit the time of public comments with the total time
allocation for both those in favor and those in opposition being twenty (20) minutes per side.
If you have any questions concerning this petition, please contact. the Kemersville Community Development
Department by mail at P.O. Box 728, Kemersville, NC 27285; at [phone]; by email at [e-mail]; or visit
Staff at Town Hall.
Keith Hooker
Town Clerk
ALDERMEN
Kenny Crews - Irving Neal - Joe L. Pinnix Jr. - Tracey H. Shiftlour — Chris Thompson
NORTH CAROLINAS
PIEDMONT
TRIAD