December 7, 2020 - 6:00 PM - County Board of Commissioners Meeting Minutes (Rezoning)

10 686 Meeting of the Johnston County Board of Commissioners December 7 , 2020 6 00 pm The Johnston County Board of Commissioners met in regular session Monday , December 7 , 2020 at 6 00 pm in the Second Floor Meeting Room of the Public Library of Johnston County and Smithfield located at 305 E Market Street in Smithfield , North Carolina The following members were present Present Chairman Chad M Stewart , Vice Chairman Larry Wood , Tony Braswell , Ted G Godwin , Patrick E Harris , RS “ Butch ” Lawter , Jr , and Fred J Smith , Jr Absent None Also Present County Attorney Jennifer J Slusser , Clerk to the Board Paula Woodard , and Paralegal Deputy Clerk to the Board Dana Cuddington Chairman Chad M Stewart called the meeting to order at 6 00 pm and the following business was transacted 1 Public Comment A Friends of Johnston County Parks Founder and Chairman Dave Herpy along with Vice Chairman Derrick Applewhite of the Friends of Johnston County Parks introduced their group to the Board Mr Herpy stated the Friends of Johnston County Parks is a volunteer coalition advocating in support of parks , open space , the arts , and recreational opportunities on behalf of all Johnston County citizens and visitors He stated they hope to promote local parks , educate fellow citizens , host public events , and steward donations for parks and recreation across Johnston County Both Mr Herpy and Mr Applewhite provided the Board with information regarding their short - term and long - term goals as well as their hopes for future partnerships The following presentation was shared with the Commissioners Page687 December 7 , 2020 – 6 00 pm ContinuedPage688 December 7 , 2020 – 6 00 pm ContinuedPage689 December 7 , 2020 – 6 00 pm Continued The Board welcomed the group and thanked them for their efforts to gather support from across all of Johnston County 2 Public Hearing Rezoning and Special Use Requests Advertised – The News & Observer Friday Zone Edition – November 27 and December 4 , 2020 ; The Johnstonian News and The News in Review – November 25 and December 2 , 2020 Certified letters were mailed to adjoining property owners on November 20 , 2020 Notices were posted at the locations on August 31 , 2020 for Case 20 - 22 and October 7 , 2020 for Cases 20 - 25 , 20 - 26 , 20 - 29 , and 20 - 30 The Chairman opened the Special Use Hearing for Case 20 - 22 Case 20 - 22 To allow for a shop , office , and recycling on 37 acres of a 778 acre tract located in the 6000 Block of NC Hwy 96 in Ingrams Township and zoned Industrial 2 - Special Use District I - 2 - SUD Tax ID 08H12062B Owner James & Cora Godwin Applicant James Godwin Those wishing to speak on Special Use Case 20 - 22 were sworn in by the Clerk to the Board Planning Director Braston Newton introduced the special use case and stated the petition is to allow for a shop , office , and recycling on 37 acres of a 778 acre tract located in the 6000 block of NC Hwy 96 in Ingrams Township and zoned Industrial 2 - Special Use District Mr Newton noted the rezoning was approved in November ; however , the Board tabled a decision on the special use permit to allow the applicant time to gather additional information regarding questions posed by the Board of Commissioners Mr Newton entered the fact sheet , supporting documents in the agenda packet , and introduced the following summary of evidence into the record A pre - application consultation was held with the applicant for Case 20 - 22 on July 1 , 2020 At that time , the applicant was informed of the following ? If approved , applicant must provide to the Planning Office a Site Plan for their review and approval ? Applicant must comply with the requirement of the Johnston County Land Development Code regarding landscaping , buffering and fence or any additional requirements as approved by this Board ? Applicant will be notified in writing of the Board’s decision ? If denied , no application can be accepted for the same use affecting the same property for a period of twelve 12 months and that their right of appeal to the Superior Court must be exercised within thirty 30 days of the receipt of notice of denial by the Board of County Commissioners ? Applicant’s Special Use Permit will expire at the end of twenty - four 24 months if it is not used as permitted within the time period ? When necessary , staff informed the applicant of further Planning and Zoning Department requirements and the requirements of other departments such as soil erosion and sedimentation requirements , Health Department regulations , stormwater and public utility requirements ? Subsequent to the pre - application consultation , all required notices were mailed to adjacent property owners The property was posted and notices of public hearings were advertised in accordance with the requirements of the North Carolina General Statutes On September 15 , 2020 the Johnston County Planning Board held a public hearing regarding Rezoning Special Use Permit Modification Case 20 - 22 and made the following recommendations Upon a motion by Ms Hackler to approve Rezoning Case 20 - 22 as requested , seconded by Mr Massengill , Rezoning Case 20 - 22 was approved as requested by a unanimous vote of 8 - 0 at the September 15 , 2020 Planning Board Meeting Upon a motion by Mr Letchworth to approve with the modification to # 6 , hours of operation , to Monday through Saturday , the Special Use Conditions for Rezoning Case 20 - 22 as requested , seconded by Ms Hackler , the Special Use Conditions for Rezoning Case 20 - 22 were approved as requested by a unanimous vote of 8 - 0 at the September 15 , 2020 Planning Board Meeting Finding of Facts for the Special Use Permit 1 That the use or development is located , designed , and proposed to be operated so as to maintain or promote the public health , safety , and general welfare ; Applicant Office , shop & recycling will follow all health & safety guidelines 2 That the use of development appears to comply with all required use and intensity regulations of Articles II & IV of the Johnston County Land Development Code and the applicable specific standards in section 14 - 257 and with all applicable regulations ; Applicant I will follow all codes & regulations of NC ordinance that is required by this zoning 3 That the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity ; Applicant It will be operated on a 5 day a week 7 - 6 so as not to disturb neighbors 4 That the use or development conforms with general plans for the physical development of the County’s Planning jurisdiction , the Design Manual , or other development policies as adopted by the Board of Commissioners Applicant This will benefit JC citizens by offering a public service of recycled goods Special Use Conditions PagePage pageNumber5690 December 7 , 2020 – 6 00 pm Continued 1 Permitted Uses shop , office , recycling 2 The Special Use Permit shall expire with the violation of any Special Use Condition 3 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 4 Installation of a Class C landscape buffer along all rezoning lines 1 large trees , 2 small trees , and 6 shrubs every one hundred 100 linear feet Landscaping shall be placed on the outside of any fences 5 All buildings and or development must comply with rules enforced by Federal , State and Local agencies 6 Hours of operation shall be Monday through Friday Saturday , 7 00 am until 6 00 pm 7 Signage must comply with the County’s sign code 8 Lighting shall be dark sky and engineered so as not to shine onto adjacent properties 9 Driveway permit required by NCDOT with paved apron through ROW at minimum 10 Fire access road and fire hydrant required for future building structure Items in bold were recommended changes made by the Planning Board Mr Newton noted the request came in as a complaint and he offered to answer any questions by the Board Applicant James Godwin stated he had thought the property was originally zoned for the proposed use and all of his permits were in place but they never wanted to use the property in this manner until now Mr Godwin stated he is aware there are concerns regarding runoff and he has been in contact with the State and requested them to visit the site Mr Godwin stated they recycle concrete , which is a good thing because it keeps it out of the landfills Commissioner Tony Braswell stated there were also concerns at the last meeting regarding other types of debris on the site in addition to concrete Mr Godwin responded that after a storm they hauled tree debris to the site for burning He acknowledged that there is also other types of debris on the site that should not be there ; however , they have since stopped bringing that material to the site Mr Godwin stated they recycle as much as they can and everything else is taken to the landfill Mr Godwin stated he is now asking to only recycle concrete on the subject site Mr Godwin stated nothing has been buried on the site and he has done nothing illegal except for the fact that he was unaware the site was not zoned properly He stated there is a pit onsite that catches runoff but he has not had it updated in the last five or six years Chairman Chad M Stewart stated the Board wants people to be able to do what they want to with their land and he can see concrete recycling as a needed service ; however , the Board has to consider the adjacent property owners Chairman Stewart stated there was other debris on the site and he asked the applicant if he has tried to move any of the other debris Mr Godwin responded that he was told by the County not to do anything to the site until the rezoning and special use request was heard At the inquiry of Commissioner Braswell , Mr Godwin stated concrete recycling makes up approximately 90 of their business He stated there would be no timber recycling on the site and if the request is approved , he will remove the shingles and other debris currently on site Commissioner Butch Lawter stated there are four findings of facts that must be addressed and at the November meeting , it was recommended for the applicant to work with an engineer on those findings as well as determine which permits would be needed from the State Commissioner Lawter noted that one of the findings states “ that the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property ” Commissioner Lawter asked the applicant if he is qualified to give an opinion on whether or not the proposed use will enhance the value of contiguous property Mr Godwin responded that his son built a house on property located directly across the road ; however , he is not qualified to give testimony regarding land values Mr Godwin stated with regards to permits , he has contacted the Division of Land Resources who has indicated they will have to visit the site to determine if a permit is necessary Mr Godwin stated he already has a permit from the Department of Environmental Quality for stormwater runoff for clearing and grading Commissioner Lawter stated he feels the same as he did at the November meeting that he does not have enough information to make a full decision Commissioner Lawter informed Mr Godwin that he needs to have qualified individuals to testify as to the findings of facts Commissioner Lawter referenced finding # 3 and stated the applicant needs to have an expert testify that the use will not have a negative impact on the adjoining properties PagePage pageNumber6691 December 7 , 2020 – 6 00 pm Continued Commissioner Larry Wood commented that he would also like to have more information regarding the State permits Commissioner Lawter agreed with Commissioner Wood and stated the Board needs to have information specific to what type of permits are required for a concrete crushing operation Commissioner Lawter stated at this point , the Board still does not have enough information to make a decision and further , the violation at the site has not been corrected Chairman Stewart stated he wants to be supportive to the applicant , but the neighboring property owners must be considered and the Board needs proper testimony and documentation on the findings of facts to make a decision and protect the neighboring property owners Mr Godwin stated this is something that he has been doing on the site for years and it is not something new Commissioner Wood stated to Mr Godwin that if this is something he has been doing on the site for years , then he should already have the proper permits from the State for the use Mr Godwin stated he has been operating on the site although it is not all the time William Capps , 1211 Garrett Road , addressed the Board and stated if the proposed use is only for concrete crushing then that is fine , but there is clearly more going on at the site Mr Capps stated there are several loads of debris consisting of wood and shingles but no concrete Mr Capps submitted photos of the site dated April 9 , 2020 and November 2 , 2020 for the record At the inquiry of Chairman Stewart , Mr Capps stated the site is the same as it was last month and nothing has been done Mr Capps stated they are concerned about runoff affecting their property and the site is similar to a landfill Mr Capps stated his concern is that if the request is approved the applicant will continue as he has been and nothing will change Mr Capps reiterated that they have no problems with concrete crushing , but there is more than that at the site Mr Capps also expressed concern regarding the proposed hours of operation Mr Capps stated he also has concerns regarding proper buffers in case he would like to sell his property some day At the request of Commissioner Braswell , Mr Capps noted the location of his property in relation to the subject site for the Board Cathy Capps , 573 Hayes Road , stated she is concerned about the need for more documentation from the applicant Ms Capps stated she has also been in touch with the State and she would like to be assured that her property would not be devalued by the proposed use Upon a question by Commissioner Wood , County Attorney Jennifer Slusser explained that when a site comes in as a violation , staff moves to the enforcement phase and with this particular property , one of the options given to the property owner was to forego immediate enforcement if they filed an application for rezoning Ms Slusser stated to her recollection , there was no instruction to the property owner to do nothing with the site and staff always encourages property owners to clean up and come into compliance She stated staff does not encourage additional violation Ms Slusser stated there could have been a misunderstanding ; however , typically staff always encourages remediation of the violation There being no further public comments , the Chairman closed the public comment portion of the hearing Mr Newton reported staff’s recommendation was for denial He stated the Planning Board recommended approval At the inquiry of Commissioner Ted G Godwin , County Attorney Jennifer Slusser stated the burden is on the applicant to meet the four findings of facts and those would be the standards by which the Board would make their decision Commissioner Wood expressed concern about the lack of information regarding state permits PagePage pageNumber7692 December 7 , 2020 – 6 00 pm Continued Chairman Stewart stated it would seem to him that the applicant would have gathered the permit information for the Board as requested last month and make an effort to clean up the site because it will have to be cleaned up whether or not the special use permit is approved Commissioner Lawter stated the burden of proof is on the applicant and nothing has changed since the November meeting Commissioner Lawter stated the Board has been given little to no evidence as to the findings of facts for # 1 , # 3 , and # 4 Commissioner Lawter expressed concerns with tabling the request again since the applicant has made no effort to address the findings of facts from the last meeting Commissioner Braswell stated he could see tabling the request for one more month but no longer than that , and if the applicant cannot produce any evidence next time then the request should be denied There being no further comments , the Chairman recessed the Special Use Hearing for Case 20 - 22 Decision on Special Use Case 20 - 22 Case 20 - 22 To allow for a shop , office , and recycling on 37 acres of a 778 acre tract located in the 6000 Block of NC Hwy 96 in Ingrams Township and zoned Industrial 2 - Special Use District I - 2 - SUD Tax ID 08H12062B Owner James & Cora Godwin Applicant James Godwin Motion and Second Based on the following findings of facts and specifically that the applicant has not met the burden of proof for # 1 , # 3 , and # 4 , Commissioner Butch Lawter moved the Board deny the special use permit for Case 20 - 22 Commissioner Ted G Godwin seconded the motion Discussion Commissioner Tony Braswell stated he can understand the motion , but he asked about comments during the hearing regarding additional documentation that could be gathered by the applicant Commissioner Butch Lawter stated he does not know that anything will change Commissioner Ted G Godwin noted the applicant also stated this operation was an overflow site and was not critical to his overall business Vote The motion carried by the following vote Ayes Commissioners Chad M Stewart , Larry Wood , Ted G Godwin , Patrick E Harris Butch Lawter , and Fred J Smith , Jr Nays Commissioner Tony Braswell Finding of Facts for the Special Use Permit 1 The applicant has failed to provide competent , material , and substantial evidence that the use or development is located , designed , and proposed to be operated so as to maintain or promote the public health , safety , and general welfare The applicant acknowledged that the site was currently operated in a manner which was in violation of the Johnston County Land Development Code The applicant was unable to provide evidence regarding state permitting requirements for the site The tract is located adjacent to agricultural residential zoned properties and the applicant has failed to provide evidence as to how he would mitigate impacts to adjacent property owners 2 The site has been an ongoing violation and the applicant has failed to provide competent , material , and substantial evidence that the use of development would comply with all required use and intensity regulations of Articles II & IV of the Johnston County Land Development Code and the applicable specific standards in section 14 - 257 and with all applicable regulations The applicant failed to provide a complete description of the operation , general site arrangement , site design , drainage and stormwater management , and necessary state permitting required to facilitate the requested special use permit 3 The applicant failed to provide competent , material , and substantial evidence that the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity The applicant provided no testimony from a qualified individual that the development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property The applicant failed to provide competent , material , and substantial evidence that the requested use is a public necessity 4 The site has been an ongoing violation and the applicant failed to provide competent , material , and substantial evidence thatPagePage pageNumber8693 December 7 , 2020 – 6 00 pm Continued the use or development conforms with general plans for the physical development of the County’s Planning jurisdiction , the Design Manual , or other development policies as adopted by the Board of Commissioners The applicant failed to provide a complete description of the operation , information regarding general site arrangement so as to be visually harmonious in relation to adjacent development , failed to provide site design elements to separate the degree of incompatibility with adjacent properties , address site design in a way that is compatible with the surrounding area , address drainage and stormwater management , and necessary state permitting required to facilitate the requested special use permit The Chairman opened the Rezoning Hearing for Case 20 - 25 Case 20 - 25 Petition to rezone an 1133 acre tract located at 13551 NC HWY 50 in Pleasant Grove Township from Agricultural Residential AR to General Business GB Tax ID 13D02014B Owner Capital Properties II of Raleigh Applicant Curtis Gautier Planning Director Braston Newton stated the petition is to rezone an 1133 acre tract located at 13551 NC Hwy 50 in Pleasant Grove Township from Agricultural Residential to General Business Mr Newton stated the site is currently zoned Agricultural Residential and used for residential and agricultural purposes The surrounding land uses are zoned Agricultural Residential and used for residential and agricultural purposes ; Community Business and used for a gas station convenience store and used auto sales ; General Business – Special Use District and used as a restoration service ; and Mobile Home Park District and used as a Mobile Home Park The area is located within a designated “ Primary Growth Area ” on the County’s Comprehensive Land Use Plan which denotes an area in which high levels of growth pressures currently exist or are anticipated near term It also appears in a Community Center Commercial Activity Node Mr Newton stated the traffic count for this portion of NC Hwy 50 is 8,900 vehicles per day and it appears on the Comprehensive Transportation Plan as a boulevard needing improvement Applicant Curtis Gautier addressed the Board and stated they would like to rezone the property to General Business and would develop the property in accordance with the allowed uses within that zoning classification There being no further public comments , the Chairman closed the public comment portion of the hearing Mr Newton reported the Planning Board recommended approval of the rezoning and adoption of a Resolution for the Statement of Consistency as submitted in the agenda packet At the inquiry of Commissioner Larry Wood , Mr Newton confirmed that a convenience store and an auto sales business is located on the corner opposite of the subject site There being no further comments , the Chairman recessed the Rezoning Hearing for Case 20 - 25 Decision on Rezoning Case 20 - 25 Case 20 - 25 Petition to rezone an 1133 acre tract located at 13551 NC HWY 50 in Pleasant Grove Township from Agricultural Residential AR to General Business GB Tax ID 13D02014B Owner Capital Properties II of Raleigh Applicant Curtis Gautier Commissioner Ted G Godwin moved the Board adopt the following Statement of Consistency Resolution and approve the rezoning request for Case 20 - 25 Commissioner Larry Wood seconded the motion which carried by unanimous vote RESOLUTION FOR CASE NUMBER 20 - 25 RESOLUTION APPROVING A ZONING AMENDMENT AND ADOPTING A STATEMENT OF CONSISTENCY REGARDING AN ORDINANCE AMENDING THE OFFICIAL ZONING MAPS OF JOHNSTON COUNTY WHEREAS , pursuant to NC Gen Stat § 153A - 341 , prior to adopting or rejecting a zoning amendment , the governing board is required to adopt a statement approving or rejecting the zoning amendment and describe if the amendment is consistent or inconsistent with the comprehensive zoning plan and why the board considers the action taken to be reasonable and in the public interest ; WHEREAS , the County Planning Board has reviewed a proposed amendment to The Official Zoning Maps of Johnston County , for an 1133 acre tract identified as tax Tag ID 13D02014B located at 13551 NC Hwy 50 N in the Pleasant Grove Township , from Agricultural Residential to General Business PagePage pageNumber9694 December 7 , 2020 – 6 00 pm Continued WHEREAS , based on a review of the proposed amendment the Planning Board found that the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates and further recommended that the Board of Commissioners approve the proposed amendment ; and WHEREAS , this Board has reviewed and considered the above written recommendation of the Planning Board and has held a public hearing on the proposed amendment , and this Board desires to approve the zoning amendment and adopt a statement describing why the adoption of the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates and the Board considers the proposed amendment to be reasonable and in the public interest NOW , THEREFORE , BE IT ORDAINED BY THE JOHNSTON COUNTY BOARD OF COMMISSIONERS THAT 1 This Board finds and determines that the adoption of the proposed amendment to the Official Zoning Maps of Johnston County is consistent with the Johnston County Land Use Plan and updates thereto because the Land Use Plan and updates indicate that a The amendment request is consistent with the Comprehensive Land Use Plan Goal 3A “ Business Expansion and Development , ” that states that the county should encourage and promote the development of new and existing business and industries by offering a progressive atmosphere that will diversify the local economy , expand the tax base , and enhance the quality of life in Johnston County 2 This Board finds and determines that it is reasonable and in the public interest to adopt the proposed amendment because a The zoning is compatible with surrounding land uses and zoning , and the property is located in an identified community activity center per the Johnston County Comprehensive Plan 3 This Board approves the proposed zoning amendment from Agricultural Residential AR to General Business GB Adopted this the 7th day of December , 2020 The Chairman reopened the Rezoning Hearing for Case 20 - 26 Case 20 - 26 Petition to rezone 85 acres of a 20 acre tract located at 10200 Cleveland Road in Cleveland Township from Agricultural Residential AR to General Business GB Tax ID 06E03017C Owner Coy Erastus Powell Applicant Coy Erastus Powell Planning Director Braston Newton stated the petition is to rezone 85 acres of a 20 acre tract located at 10200 Cleveland Road in Cleveland Township from Agricultural Residential to General Business Mr Newton stated part of the site is currently zoned Agricultural Residential ; however , the remaining acreage of the subject site is already zoned General Business and currently used as a produce stand The surrounding land uses are zoned Agricultural Residential and used for residential and agricultural purposes and an elementary school ; and General Business with some vacant properties as well as several assorted nearby businesses The area is located within a designated “ Primary Growth Area ” on the County’s Comprehensive Land Use Plan which denotes an area in which high levels of growth pressures currently exist or are anticipated near term It is also located in a Community Center Commercial Activity Node Mr Newton stated the traffic count for this portion of Cleveland Road is 17,000 vehicles per day as of 2016 and this portion of Cleveland Road appears on the Comprehensive Transportation Plan as a boulevard needing improvement Ethan Averette with Stocks Engineering , representing the applicant , addressed the Board Mr Averette stated they are proposing this rezoning to match the already existing General Business zoning at that corner for the purposes of a quick serve Hardees restaurant Mr Averette stated they will meet all requirements by the County as well as the NC Department of Transportation and he offered to answer any questions Upon a question by Commissioner Larry Wood , Mr Averette stated the property already zoned General Business at that corner is approximately ½ of an acre Mr Averette stated the Hardees will fit on the portion of the site already zoned for General Business , but they would like to have the additional 085 acres for parking and stormwater Upon a question by Commissioner Ted G Godwin , Mr Daniel Powell , son of the property owner , stated the property has been in their family for probably 100 years At the inquiry of Commissioner Butch Lawter , Mr Averette stated the portion of the property already zoned General Business has not been subdivided from the subject acreage He stated the total acreage makes up one tract of land with approximately ½ of an acre already zoned General Business Commissioner Patrick E Harris asked if a traffic count is available for Cornwallis Road at this location Page0695 December 7 , 2020 – 6 00 pm Continued Scott Keen , representing the Hardees franchisee , stated the traffic count for Cornwallis Road is 5,000 vehicles per day Mr Keen stated they have already submitted their site plan to the NC Department of Transportation and received the requirements regarding traffic improvements Mr Keen stated they are a family owned business since 1962 and they operate 345 Hardees restaurants throughout North Carolina and Virginia Commissioner Wood asked about the transportation improvements required by the Department of Transportation Mr Keen stated a turn lane would be added on Cornwallis Road to prevent traffic from backing up at the stoplight He stated there would also be a right - in right - out only off Cleveland Road At the inquiry of Chairman Chad M Stewart , Mr Newton confirmed that the Board is only considering the rezoning classification to General Business and not a specific business or restaurant County Attorney Jennifer Slusser confirmed the Board is considering the rezoning request to General Business and the standard is consistency with the Comprehensive Land Use Plan and public interest Chairman Stewart stated for the record that the Board has received and reviewed a number of e - mails from citizens regarding this request some in favor and some in opposition There being no further public comments , the Chairman closed the public comment portion of the hearing Mr Newton reported the Planning Board recommended approval of the rezoning and adoption of a Resolution for the Statement of Consistency as submitted in the agenda packet Commissioner Harris stated he has had many conversations with those that live in that area and he noted there is an elementary school near the subject site Commissioner Harris spoke on the amount of traffic in that area and stated he spends a lot of time there and knows it is a concern to the residents who live there Commissioner Harris stated he is not sure that it is in the public’s best interest to approve the request at least until such time as the Cleveland Road improvements are made Chairman Stewart acknowledged that the Board has read the concerns in the e - mails from residents and he understands that Commissioner Harris has heard more of those concerns since this area is within his district ; however , the Board is not being asked to approve a specific restaurant , but rather a zoning classification Chairman Stewart noted there are other properties in the area zoned General Business Commissioner Wood stated he tends to agree with Commissioner Harris , but part of the subject site is already zoned General Business and someone else could locate a smaller business on the site that could generate the same amount of traffic Upon a question by Commissioner Tony Braswell , Mr Newton stated the previous rezoning case 20 - 25 and this case are essentially the same request just at two different locations Commissioner Braswell spoke on the need for consistency Chairman Stewart agreed on the similarity of the two requests and the need for consistency Commissioner Braswell stated in reading the e - mails , some of the concerns seemed to be against Hardees specifically Commissioner Godwin reiterated that part of the site is already zoned General Business and could accommodate the planned use Commissioner Godwin stated he is sensitive to the concerns of the residents ; however , the site is located within a Primary Growth Area and a Community Center Commercial Activity Node in the Comprehensive Land Use Plan , and it is reasonable in that it is compatible with surrounding land uses and zoning Chairman Stewart noted if the request is denied , the applicant could revise their site plan to locate the use on the existing acreage , which is already zoned properly Page1696 December 7 , 2020 – 6 00 pm Continued Commissioner Braswell commented that it would have been helpful if the applicant had spent some time in the area and perhaps tried to speak with the residents and address their concerns Commissioner Braswell stated he always encourages communication Commissioner Harris stated he thinks the problem is that the area is exploding and requests like this continue to compound the problem Commissioner Harris stated he hears from the residents that it is already a congested and dangerous intersection and they drive that every day There being no further comments , the Chairman recessed the Rezoning Hearing for Case 20 - 26 Motion to Deny failed for lack of a second Commissioner Patrick E Harris moved the Board adopt a statement of consistency that the request is not in the public interest due to the location of a nearby elementary school and the significant traffic congestion at the intersection and deny the rezoning request for Case 20 - 26 The motion failed for lack of a second Decision on Rezoning Case 20 - 26 Case 20 - 26 Petition to rezone 85 acres of a 20 acre tract located at 10200 Cleveland Road in Cleveland Township from Agricultural Residential AR to General Business GB Tax ID 06E03017C Owner Coy Erastus Powell Applicant Coy Erastus Powell Commissioner Tony Braswell moved the Board adopt the following Statement of Consistency Resolution and approve the rezoning request for Case 20 - 26 Commissioner Ted G Godwin seconded the motion which carried by the following vote Ayes Commissioners Chad M Stewart , Larry Wood , Tony Braswell , Ted G Godwin , Butch Lawter , and Fred J Smith , Jr Nays Commissioner Patrick E Harris RESOLUTION FOR CASE NUMBER 20 - 26 RESOLUTION APPROVING A ZONING AMENDMENT AND ADOPTING A STATEMENT OF CONSISTENCY REGARDING AN ORDINANCE AMENDING THE OFFICIAL ZONING MAPS OF JOHNSTON COUNTY WHEREAS , pursuant to NC Gen Stat § 153A - 341 , prior to adopting or rejecting a zoning amendment , the governing board is required to adopt a statement approving or rejecting the zoning amendment and describe if the amendment is consistent or inconsistent with the comprehensive zoning plan and why the board considers the action taken to be reasonable and in the public interest ; WHEREAS , the County Planning Board has reviewed a proposed amendment to The Official Zoning Maps of Johnston County , for 085 acre of a 20 acre tract identified as tax Tag ID 06E03017C located at 10200 Cleveland Road in the Cleveland Township , from Agricultural Residential to General Business WHEREAS , based on a review of the proposed amendment the Planning Board found that the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates and further recommended that the Board of Commissioners approve the proposed amendment ; and WHEREAS , this Board has reviewed and considered the above written recommendation of the Planning Board and has held a public hearing on the proposed amendment , and this Board desires to approve the zoning amendment and adopt a statement describing why the adoption of the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates and the Board considers the proposed amendment to be reasonable and in the public interest NOW , THEREFORE , BE IT ORDAINED BY THE JOHNSTON COUNTY BOARD OF COMMISSIONERS THAT 1 This Board finds and determines that the adoption of the proposed amendment to the Official Zoning Maps of Johnston County is consistent with the Johnston County Land Use Plan and updates thereto because the Land Use Plan and updates indicate that a The amendment request is consistent with the Comprehensive Land Use Plan Goal 3A “ Business Expansion and Development , ” that states that the county should encourage and promote the development of new and existing business and industries by offering a progressive atmosphere that will diversify the local economy , expand the tax base , and enhance the quality of life in Johnston County Page2697 December 7 , 2020 – 6 00 pm Continued 2 This Board finds and determines that it is reasonable and in the public interest to adopt the proposed amendment because a The zoning is compatible with surrounding land uses and zoning , and the property is located in an identified community activity center per the Johnston County Comprehensive Plan 3 This Board approves the proposed zoning amendment from Agricultural Residential AR to General Business GB Adopted this the 7th day of December , 2020 The Chairman reopened the Rezoning Hearing for Case 20 - 29 Case 20 - 29 Petition to rezone a 545 acre tract located at 2337 Thanksgiving Fire Road in Wilders Township from Agricultural Residential AR to General Business - Special Use District GB - SUD Tax ID 16L05029 Owner Three Y’s Men , LLC Applicant Alexander Design Build Planning Director Braston Newton stated the petition is to rezone a 545 acre tract located at 2337 Thanksgiving Fire Road in Wilders Township from Agricultural Residential to General Business - Special Use District Mr Newton stated the special use request associated with the rezoning is to allow for a convenience store , mini - storage , and outdoor storage Mr Newton stated the site is currently zoned Agricultural Residential and used for residential purposes The surrounding land uses are zoned Agricultural Residential and used for agricultural and residential , a fire department , and a church ; and General Business – Special Use District and used for an event venue The area is located within a designated “ Secondary Growth Area ” on the County’s Comprehensive Land Use Plan which denotes areas in which low to moderate levels of growth pressures are anticipated over the next 20 years Mr Newton stated the traffic count for this portion of NC Hwy 42 is 8,000 vehicles per day as of 2019 and Thanksgiving Fire Road is 1,100 as of 2016 He stated this portion of NC Hwy 42 is identified in the Comprehensive Transportation Plan as a boulevard needing improvement and Thanksgiving Fire Road appears as a thoroughfare with adequate design capacity Ethan Averette with Stocks Engineering , representing the property owner , addressed the Board Mr Averette stated they are proposing a convenience store , mini - storage , and outdoor storage He stated the site was previously zoned to General Business without an identified special use ; however , they now have a specific use for the site Diane and Danielle Fletcher , neighboring property owner , stated they live directly beside the subject site and when they purchased their property , they were told that the proposed use could not be located on the subject site Ms Fletcher stated if the Board approves the request , she would request to have a fence put in between their properties Commissioner Tony Braswell noted if the rezoning is approved , during the special use hearing , the Board can discuss and place special conditions on the use which should address things such as fencing and buffers At the inquiry of Chairman Chad M Stewart , Ms Fletcher confirmed that when they were looking to buy their property , they spoke with one of the owners from Three Y’s Men , LLC who told them that the subject site would never be a convenience store Mr Newton reported that the subject site was previously zoned as General Business – Special Use District with no identified use ; however , it was never developed so the property reverted back to Agricultural Residential There being no further public comments , the Chairman closed the public comment portion of the hearing Mr Newton reported the Planning Board recommended approval of the rezoning and adoption of a Resolution for the Statement of Consistency as submitted in the agenda packet There being no further comments , the Chairman closed the Rezoning Hearing for Case 20 - 29 Decision on Rezoning Case 20 - 29 Case 20 - 29 Petition to rezone a 545 acre tract located at 2337 Thanksgiving Fire Road in Wilders Township from Agricultural Residential AR to General Business - Special Use District GB - SUD Tax ID 16L05029 Owner Three Y’s Men , LLC Applicant Alexander Design BuildPage3698 December 7 , 2020 – 6 00 pm Continued Commissioner Larry Wood moved the Board adopt the following Statement of Consistency Resolution and approve the rezoning request for Case 20 - 29 Commissioner Ted G Godwin seconded the motion which carried by unanimous vote RESOLUTION FOR CASE NUMBER 20 - 29 RESOLUTION APPROVING A ZONING AMENDMENT AND ADOPTING A STATEMENT OF CONSISTENCY REGARDING AN ORDINANCE AMENDING THE OFFICIAL ZONING MAPS OF JOHNSTON COUNTY WHEREAS , pursuant to NC Gen Stat § 153A - 341 , prior to adopting or rejecting a zoning amendment , the governing board is required to adopt a statement approving or rejecting the zoning amendment and describe if the amendment is consistent or inconsistent with the comprehensive zoning plan and why the board considers the action taken to be reasonable and in the public interest ; WHEREAS , the County Planning Board has reviewed a proposed amendment to The Official Zoning Maps of Johnston County , for a 545 acre tract identified as tax Tag ID 16L05029 located at 2337 Thanksgiving Fire Road in the Wilders Township , from Agricultural Residential to General Business - Special Use District WHEREAS , based on a review of the proposed amendment the Planning Board found that the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates and further recommended that the Board of Commissioners approve the proposed amendment ; and WHEREAS , this Board has reviewed and considered the above written recommendation of the Planning Board and has held a public hearing on the proposed amendment , and this Board desires to approve the zoning amendment and adopt a statement describing why the adoption of the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates and the Board considers the proposed amendment to be reasonable and in the public interest NOW , THEREFORE , BE IT ORDAINED BY THE JOHNSTON COUNTY BOARD OF COMMISSIONERS THAT 1 This Board finds and determines that the adoption of the proposed amendment to the Official Zoning Maps of Johnston County is consistent with the Johnston County Land Use Plan and updates thereto because the Land Use Plan and updates indicate that a The amendment request is consistent with the Comprehensive Land Use Plan Goal 3A “ Business Expansion and Development , ” that states that the county should encourage and promote the development of new and existing business and industries by offering a progressive atmosphere that will diversify the local economy , expand the tax base , and enhance the quality of life in Johnston County 2 This Board finds and determines that it is reasonable and in the public interest to adopt the proposed amendment because a The proposed land use is compatible with the surrounding area given that certain prescribed development conditions are met , and the location is near a Neighborhood Activity Center 3 This Board approves the proposed zoning amendment from Agricultural Residential AR to General Business – Special Use District GB - SUD Adopted this the 7th day of December , 2020 The Chairman reopened the Special Use Hearing for Case 20 - 29 Case 20 - 29 To allow for a convenience store , mini - storage , and outdoor storage Owner Three Y’s Men , LLC Applicant Alexander Design Build Those wishing to speak on Special Use Case 20 - 29 were sworn in by the Clerk to the Board Planning Director Braston Newton introduced the special use case and stated the petition is to allow for a convenience store , mini - storage , and outdoor storage Mr Newton entered the fact sheet , supporting documents in the agenda packet , and introduced the following summary of evidence into the record A pre - application consultation was held with the applicant for Case 20 - 29 on August 31 , 2020 At that time , the applicant was informed of the following ? If approved , applicant must provide to the Planning Office a Site Plan for their review and approval ? Applicant must comply with the requirement of the Johnston County Land Development Code regarding landscaping , buffering and fence or any additional requirements as approved by this Board ? Applicant will be notified in writing of the Board’s decision ? If denied , no application can be accepted for the same use affecting the same property for a period of twelve 12 months and that their right of appeal to the Superior Court must be exercised within thirty 30 days of the receipt of notice of denial by the Board of County Commissioners Page4699 December 7 , 2020 – 6 00 pm Continued ? Applicant’s Special Use Permit will expire at the end of twenty - four 24 months if it is not used as permitted within the time period ? When necessary , staff informed the applicant of further Planning and Zoning Department requirements and the requirements of other departments such as soil erosion and sedimentation requirements , Health Department regulations , stormwater and public utility requirements ? Subsequent to the pre - application consultation , all required notices were mailed to adjacent property owners The property was posted and notices of public hearings were advertised in accordance with the requirements of the North Carolina General Statutes On October 20 , 2020 the Johnston County Planning Board held a public hearing regarding Rezoning Special Use Permit Modification Case 20 - 29 and made the following recommendations Upon a motion by Ms Hackler to approve Rezoning Case 20 - 29 , seconded by Mr Letchworth , Rezoning Case 20 - 29 was approved by a unanimous vote of 5 - 0 at the October 22 , 2020 Planning Board Meeting Upon a motion by Ms Holmes to approve the Special Use Conditions for Rezoning Case 20 - 29 , seconded by Mr Letchworth , the Special Use Conditions for Rezoning Case 20 - 29 were approved by a unanimous vote of 5 - 0 at the October 22 , 2020 Planning Board Meeting Finding of Facts for the Special Use Permit 1 That the use or development is located , designed , and proposed to be operated as to maintain or promote the public health , safety , and general welfare ; Applicant The proposed development is located in an area that will be easily accessible and compatible with the surrounding area The proposed convenience store lot will have ample road frontage and will be separated from the mini - storage by a 10 ’ class C landscape buffer and fence The mini - storage and outdoor storage will be located inside an 8 ’ opaque security fence which will provide visual screening and prevent theft and loitering 2 That the use of development appears to comply with all required use and intensity regulations of Articles II & IV of the Johnston County Land Development Code and the applicable specific standards in section 14 - 257 and with all applicable regulations ; Applicant The development complies with the LDC regulations for a general business use Mini storage facilities , open storage , and convenience store uses are all permitted within the general business zoning The mini storage facility will have an automatic gate for security and the outdoor storage area will be screened by an 8 ’ opaque fence The stormwater runoff will be treated to meet the Johnston County Stormwater Ordinance This site is adjacent to the Thanksgiving Fire Department to the north and vacant land on all other property boundaries 3 That the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity ; Applicant The site is located in a strategic area for a mini storage facility Since mini storage facilities are most often used by residential homeowners and on average 94 of American households rent a self - storage unit , the site location is strategically chosen to increase value of the residential surrounding area and promote future growth Studies have shown this will ultimately increase the value of the contiguous property 4 That the use or development conforms with general plans for the physical development of the County’s Planning jurisdiction , the Design Manual , or other development policies as adopted by the Board of Commissioners Applicant The proposed mini storage and convenience store will conform well to the surrounding area uses for several reasons First , the JC Land Use Map denotes this intersection as a neighborhood center The proposed convenience store lot will conform exactly with this plan as it provides transportation and everyday necessities for the surrounding neighborhood from a central location Secondly , the site is located 1 mile from Flowers Plantation , a dense residential area which benefit from storage facilities as stated above Specific Land Uses APPLICANT Convenience Store , Mini Storage , Outdoor Storage Special Use Conditions 1 Permitted Uses Convenience Store , Mini Storage , outdoor storage 2 The Special Use Permit shall expire with the violation of any Special Use Condition 3 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 4 A Class B 2 large trees , 3 small trees , and 9 shrubs every 100 linear feet landscape buffer shall be installed along all rezoning lines 5 Storage yard shall be fenced , required buffering shall be on the outside of the fencing 6 Outdoor storage shall be contained within an 8 ’ opaque fence 7 All signage shall comply with the sign code limited to one 60sf ground or monument sign only 8 All buildings and or structures must comply with rules enforced by Federal , State and Local agencies 9 Lighting shall be engineered so as not to shine onto adjacent properties Mr Newton noted the special use conditions and called to the Board’s attention that the conditions would require a Class B buffer and for all outdoor storage to be contained within an 8 ’ opaque fence At the inquiry of Commissioner Larry Wood , Mr Newton confirmed the location of where the opaque fence would be located Ethan Averette with Stocks Engineering , representing the property owner , stated as it relates to the findings of facts , the applicant will meet all Department of Transportation recommendations as they evaluate all points of access for the mini - storage and convenience store lot He stated the area is easily accessible and compatible with the surrounding area and the convenience store lot will have ample road frontage Mr AverettePage5700 December 7 , 2020 – 6 00 pm Continued reported a 10 ’ Class B buffer would completely surround the area as well as an 8 ’ opaque fence would surround all the outdoor storage He continued that the development would comply with all Land Development Code requirements for the General Business classification as well as all requirements for stormwater He noted the site is located in a strategic area for a mini storage facility and the developer has another mini - storage facility located in the Flowers Plantation PUD which is currently at capacity so this is a needed use Mr Averette concluded his comments by stating the site is within a Neighborhood Center Commercial Activity Node according to the Comprehensive Land Use Plan At the inquiry of Commissioner Tony Braswell , Mr Averette stated the mini - storage facility would have a separate entrance from the convenience store At the request of Commissioner Butch Lawter , Mr Averette stated he is a graduate from North Carolina State University with a degree in engineering and he began work with Stocks Engineering in 2016 Mr Averette stated Stocks Engineering has designed a multitude of mini - storage , convenience stores , and other uses like quick serve restaurants Mr Averette stated Stocks Engineering has done a lot of development projects in Johnston County Mr Averette stated he is currently an engineering intern with one year left before he can certify as a Professional Engineer Mr Averette stated he is not an appraiser Diane and Danielle Fletcher , neighboring property owner , addressed the Board Ms Danielle Fletcher questioned the special use conditions regarding a fence and expressed concerns if it will be adequate to keep people from crossing over onto their property Mr Newton stated there would be fencing fully around the mini - storage units He reviewed with the Board types of fencing that would be acceptable Mr Newton and the Board discussed the fencing requirement with the Fletchers and noted the location of the fence and the buffer in relation to their property There being no further public comments , the Chairman closed the public comment portion of the hearing Mr Newton reported the Planning Board recommended approval of the special use permit based on the information presented in the fact sheet along with the findings of fact , summary of evidence , and special use conditions There being no further comments , the Chairman closed the Special Use Hearing for Case 20 - 29 Commissioner Lawter stated in a previous case this evening he asked the applicant about having expert testimony with regards to findings of facts Commissioner Lawter noted the lack of expert testimony in this case as well and spoke on the need to be consistent Commissioner Lawter noted with this case , other than some discussion on a fence , there was no opposition ; however , the burden is on the applicant for the findings of facts and he struggles with consistency Commissioner Lawter stated applicants need to be prepared to present evidence in all cases Commissioner Fred J Smith , Jr stated with regards to the applicant having the burden of proof , when there is testimony for the applicant , no matter how weak that testimony is , if there is no rebuttal then the applicant has met that burden Decision on Special Use Case 20 - 29 Case 20 - 29 To allow for a convenience store , mini - storage , and outdoor storage Owner Three Y’s Men , LLC Applicant Alexander Design Build Based on the following findings of facts and special use conditions , Commissioner Ted G Godwin moved the Board authorize the Planning Department to issue a special use permit for Case 20 - 29 to allow for a convenience store , mini - storage , and outdoor storage on a 545 acre tract located at 2337 Thanksgiving Fire Road in Wilders Township Commissioner Tony Braswell seconded the motion , which carried unanimously Finding of Facts for the Special Use Permit 1 That the use or development is located , designed , and proposed to be operated as to maintain or promote the public health , safety , and general welfare ; The proposed development is located in an area that will be easily accessible and compatible with the surrounding area The proposed convenience store lot will have ample road frontage and will be separated from the mini - storage by a 10 ’ class C landscape buffer and fence The mini - storage and outdoor storage will be located inside an 8 ’ opaque security fence which will provide visual screening and prevent theft and loitering The applicant will meet all Department ofPage6701 December 7 , 2020 – 6 00 pm Continued Transportation guidelines and requirements The convenience store and mini - storage facility will have separate entrances 2 That the use of development appears to comply with all required use and intensity regulations of Articles II & IV of the Johnston County Land Development Code and the applicable specific standards in section 14 - 257 and with all applicable regulations ; The development complies with the LDC regulations for a general business use Mini storage facilities , open storage , and convenience store uses are all permitted within the general business zoning The mini storage facility will have an automatic gate for security and the outdoor storage area will be screened by an 8 ’ opaque fence The stormwater runoff will be treated to meet the Johnston County Stormwater Ordinance This site is adjacent to the Thanksgiving Fire Department to the north and vacant land on all other property boundaries The site is easily accessible , having ample road frontage The applicant will meet all Department of Transportation guidelines and requirements 3 That the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity ; The site is located in a strategic area for a mini storage facility Since mini storage facilities are most often used by residential homeowners and on average 94 of American households rent a self - storage unit , the site location is strategically chosen to increase value of the residential surrounding area and promote future growth Studies have shown this will ultimately increase the value of the contiguous property Full fencing around the mini - storage and buffering will provide separation from adjacent property owners 4 That the use or development conforms with general plans for the physical development of the County’s Planning jurisdiction , the Design Manual , or other development policies as adopted by the Board of Commissioners The proposed mini storage and convenience store will conform well to the surrounding area uses for several reasons First , the JC Land Use Map denotes this intersection as a neighborhood center The proposed convenience store lot will conform with this plan as it provides transportation and everyday necessities for the surrounding neighborhood from a central location Secondly , the site is located 1 mile from Flowers Plantation , a dense residential area which benefit from storage facilities as stated above The requested use meets the requirements for general business classification and all requirements relating to stormwater Specific Land Uses APPLICANT Convenience Store , Mini Storage , Outdoor Storage Special Use Conditions 1 Permitted Uses Convenience Store , Mini Storage , outdoor storage 2 The Special Use Permit shall expire with the violation of any Special Use Condition 3 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 4 A Class B 2 large trees , 3 small trees , and 9 shrubs every 100 linear feet landscape buffer shall be installed along all rezoning lines 5 Storage yard shall be fenced , required buffering shall be on the outside of the fencing 6 Outdoor storage shall be contained within an 8 ’ opaque fence 7 All signage shall comply with the sign code limited to one 60sf ground or monument sign only 8 All buildings and or structures must comply with rules enforced by Federal , State and Local agencies 9 Lighting shall be engineered so as not to shine onto adjacent properties The Chairman reopened the Rezoning Hearing for Case 20 - 30 Case 20 - 30 Petition to rezone a 1213 acre tract located at 485 Clayton Road in Pleasant Grove Township from Agricultural Residential AR to General Business - Special Use District GB - SUD Tax ID 13C04037C Owner Jennifer & Cyrus Holbrook Applicant Raynor Builders Inc After determining that the applicant was not present for Case 20 - 30 , upon a motion by Commissioner Fred J Smith , Jr , seconded by Commissioner Butch Lawter , and carried unanimously , the Board tabled Case 20 - 30 until the January 4 , 2021 6 00 pm meeting The Chairman closed the Rezoning Hearing for Case 20 - 30 3 Land Use Plan Update – Nealon Planning – Introduction Overview of Process and Timeline Planning Director Braston Newton introduced Meg Nealon with Nealon Planning and Ben Hitchings with Green Heron Planning as the Project Management Team who will be working with Johnston County during the Comprehensive Land Use Plan Update Ms Nealon stated she along with Mr Hitchings will be leading a team of consultants to cover all aspects of what should be a Comprehensive Plan Ms Nealon stated the process takes approximately 12 months and is completed in three phases discovery , plan development , and documentation She spoke on the importance of public engagement and how they plan to gather participation in a manner where citizens can be part of the process all along the way Ms Nealon stated because of COVID , they are utilizing and having success with converting many of their meetings to online platforms She noted that through the online process , they are actually seeing a higher participation rate She reviewed the following information with the Board Page7702 December 7 , 2020 – 6 00 pm ContinuedPage8703 December 7 , 2020 – 6 00 pm ContinuedPage9704 December 7 , 2020 – 6 00 pm ContinuedPage0705 December 7 , 2020 – 6 00 pm ContinuedPage1706 December 7 , 2020 – 6 00 pm ContinuedPage2707 December 7 , 2020 – 6 00 pm Continued Ms Nealon concluded the presentation and offered to answer any questions Page3708 December 7 , 2020 – 6 00 pm Continued Commissioner Larry Wood stated he is looking forward to this process and asked if a specific date has been targeted for completion Ms Nealon responded that it typically takes 12 months to complete the process and have a finished product Chairman Chad M Stewart noted that he and Commissioner Fred J Smith , Jr have been talking about the fact that this will perhaps be the most important thing this Board works on in 2021 Commissioner Smith spoke on the importance of working collaboratively with Nealon and the project management team throughout the entire process and meeting often so that when the process is finished , this Board has a complete understanding of the plan , how it was generated , and the conclusions Commissioner Smith agreed with Chairman Stewart that this will be the most important thing this Board works on over the coming months and it is the Board’s responsibility to represent the citizens in the process and make sure that the people , land , and water resources are protected Both Ms Nealon and Mr Hitchings agreed that involvement by the Board of Commissioners throughout the process is very important Ms Nealon noted that in addition to many meetings along the way , they would also like for a Commissioner to sit on their management steering committee Ms Nealon stated they recognize that at the end of the process , it is very important for the Board to have conclusions and recommendations of which they can feel comfortable Commissioner Butch Lawter stated this is something that he has been looking forward to and believes it has been much needed considering the growth Johnston County has had Commissioner Lawter