June 5, 2017 - 10:00 am - County Board of Commissioners Meeting Minutes (Zoning)

10 733 Meeting of the Johnston County Board of Commissioners June 5 , 2017 6 00 pm The Johnston County Board of Commissioners met in regular session Monday , June 5 , 2017 at 6 00 pm in the Commissioners Meeting Room , Johnston County Courthouse Annex , Smithfield , North Carolina The following members were present Present Chairman Jeffrey P Carver , Vice Chairman Ted G Godwin , Cookie Pope , Allen L Mims , Jr , Chad M Stewart , Keith Branch , and Larry Wood Absent None Also Present County Manager Rick J Hester , Clerk to the Board Paula G Woodard , County Attorney Jennifer J Slusser , and Paralegal Deputy Clerk to the Board Dana Cuddington Chairman Jeffrey P Carver called the meeting to order at 6 00 pm and the following business was transacted 1 Public Comment A Smithfield Rescue Mission – Request for Funding Ben Olson , representing the Smithfield Rescue Mission , addressed the Board and read the following prepared statement Good evening Board of Commissioners , friends , On behalf of us all at the Smithfield Rescue Mission I want to extend my hand of fellowship and greetings and thanks for your confidence in the work we do every day of the year , as we thank you for leading this great and richly blessed County All of your support is much appreciated and your prayers are even more appreciated It’s a real privilege to stand here before you and the people of Johnston County tonight and speak for just a couple of minutes about our work at the Smithfield Rescue Mission and how you helped us last year Thanks in part to the Board of Commissioners and many different people in Johnston County , we provided 5,914 nights of safe shelter and served 38,426 meals all in a loving caring compassionate environment For those of you who may be here that don’t know , our numbers were down in 2016 due to temporary closure of our women and children’s house But , I’m excited to report to you that our women and children’s house is tentatively scheduled to open July 15 While we can’t tell the future , we foresee no reason it shouldn’t be reopened by September 1 at the very latest We determined that we would need to raise a minimum of 40,000 and an ideal amount of 65,000 above and beyond yearly expense in order to open back up by September 1 and we are well on our way to that with our current total of 22,500 Our goal is to have reached a minimum of 40,000 by July 15 , 2017 We ideally want to have 65,000 raised which would pay for all of the essential capital improvements needed as well as provide 1 ½ years of expense for staffing and client safety We intend to exceed the 65,000 mark as we continue to raise support through our Give More Hope Campaign There’s a very long list of ways to help us with improvements and expenses that can be found on our website , wwwsmithfieldrescueorg , and click on the Give More Hope banner I know I speak for us all at the SRM when I say that we appreciate the confidence you have in us Confidence in knowing that while we are a Christ centered ministry that is supported predominately by individuals in the private sector , we appreciate your support in the way you do , knowing we don’t compel or force any brand of religion on anyone While our program is Christ centered and biblical to the core , those of many different religions as well as nonreligious people have appreciated our help and excelled in the programs we offer In other words , we don’t require people to be Christians to receive our services , food , shelter , clothing , or participate in our programs Mr Olsen shared with the Board comments and testimonies from some of the clients that have been served by the Smithfield Rescue Mission Mr Olsen requested the Board to consider appropriating 20,000 to the Smithfield Rescue Mission to support increased resident safety staffing at night , new special bedding , andPage734 June 5 , 2017 – 6 00 pm Continued child proofing for the remainder of the women and children’s house Mr Olsen reported they have had to turn away women and children every week ; therefore , any help would be appreciated He thanked the Board for their support and offered to answer any questions B Citizen Concerns Regarding Spectrum Service Lloyd Barnes , Jr of Wilson’s Mills , addressed the Board regarding his concerns with Spectrum which just recently purchased Time Warner Cable Mr Barnes spoke on his specific concerns that people who live at least 250 feet off the roadway are not being made aware of all their options when they inquire about service installation from Spectrum and could potentially be paying a higher cost for service than necessary Mr Barnes stated he wanted to make sure the Board was aware of his concerns The Board thanked Mr Barnes for the information 2 Public Hearing Rezoning and Special Use Requests Advertised – The Smithfield Herald – May 24 and 31 , 2017 Certified letters were mailed to adjoining property owners on May 22 , 2017 Notices were posted at the locations on April 3 , 2017 for Cases 17 - 03 , 17 - 04 , and 17 - 09 The Chairman opened the Rezoning Hearing for Case 17 - 03 Case 17 - 03 Petition to rezone 1 acre out of an 1107 acre tract located on Lassiter Road SR 1335 approximately 500 ft south of its intersection with NC Hwy 210 in Elevation Township from Agricultural Residential AR to General Business GB Tax ID 07F06028B Owner Denton F Lee , Jr Applicant Benton Dewar Planning Director Berry Gray stated the petition is to rezone 1 acre out of an 1107 acre tract located on Lassiter Road approximately 500 ft south of its intersection with NC Hwy 210 in Elevation Township from Agricultural Residential to General Business He stated the site is currently used for agricultural purposes The surrounding land uses are zoned Agricultural Residential and used for agricultural and residential purposes ; General Business and used for a gas station , mini - storage , and vacant ; Community Business and vacant ; and General Business – Special Use District for an animal boarding facility The area is located within a designated “ Secondary Growth Area ” on the County’s Comprehensive Land Use Plan which denotes an area in which low to moderate levels of growth pressures are anticipated over the next 20 years In addition , the site is located within a “ neighborhood - center activity node ” Freddy Stancil , 466 Stancil Road , Angier , representing the applicant , stated he plans to purchase the subject site from Mr Denton Lee for the purposes of adding on to their adjacent mini - storage facility Mr Stancil reported they currently have 110 units and have been full for months so the addition is needed There being no further public comments , the Chairman closed the public comment portion of the hearing Mr Gray 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 Ted G Godwin , Mr Stancil confirmed the new mini - storage units would look the same as the ones on the adjacent site There being no further comments , the Chairman recessed the Rezoning Hearing for Case 17 - 03 Decision on Rezoning Case 17 - 03 Case 17 - 03 Petition to rezone 1 acre out of an 1107 acre tract located on Lassiter Road SR 1335 approximately 500 ft south of its intersection with NC Hwy 210 in Elevation Township from Agricultural Residential AR to General Business GB Tax ID 07F06028B Owner Denton F Lee , Jr Applicant Benton Dewar Commissioner Ted G Godwin moved the Board adopt the following Statement of Consistency Resolution for Case 17 - 03 Commissioner Chad M Stewart seconded the motion which carried by unanimous vote Page735 June 5 , 2017 – 6 00 pm Continued RESOLUTION FOR CASE NUMBER 17 - 03 RESOLUTION ADOPTING A STATEMENT OF CONSISTENCY REGARDING A PROPOSED 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 as to whether the amendment is consistent 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 the parcel identified as tax Tag ID 07F06028B located on Lassiter Road as shown on the attached Exhibit A , from Agricultural Residential AR to General Business District GB 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 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 In addition , this site is located within a “ neighborhood - center activity node ” which denotes an area in which commercial and higher residential density development are suitable uses 2 This Board finds and determines that it is reasonable and in the public interest to adopt the proposed amendment because a There are compatible zoning districts and uses adjacent to the property and the resulting zoning district is uniform for this portion of NC 210 th Adopted this the 5 day of June , 2017 Commissioner Ted G Godwin moved the Board approve Rezoning Case 17 - 03 to rezone 1 acre out of an 1107 acre tract located on Lassiter Road approximately 500 ft south of its intersection with NC Hwy 210 in Elevation Township from Agricultural Residential to General Business Commissioner Chad M Stewart seconded the motion , which carried by unanimous vote The Chairman reopened the Rezoning Hearing for Case 17 - 04 Case 17 - 04 A petition to rezone three tracts totaling 541 acres located on Church Road SR 1520 near the intersection with NC Hwy 50 in Pleasant Grove Township from Agricultural Residential AR to General Business - Special Use District GB - SUD Tax ID 13E04025E , 13E04025 , 13E04039B Owner Manning Homes , Inc Applicant Manning Homes , Inc Planning Director Berry Gray stated the petition is to rezone three tracts totaling 541 acres located on Church Road near the intersection with NC Hwy 50 in Pleasant Grove Township from Agricultural Residential to General Business - Special Use District Mr Gray noted the special use request associated with the rezoning is to allow for a self - storage facility He stated the site is currently used for residential purposes The surrounding land uses are zoned Agricultural Residential and used for agricultural and residential purposes ; Community Business for a restaurant ; and General Business – Special Use District for automotive sales 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 Mr Gray stated the site was previously granted an approval for the same use in 2008 ; however , the use was never completed therefore , the zoning reverted back to Agricultural Residential in 2014 David Manning , 108 Professional Court , Garner , speaking on behalf of Applicant Manning Homes , Inc , stated the site is proposed for a self - storage facility and he offered to answer any questions There being no further public comments , the Chairman closed the public comment portion of the hearing Page736 June 5 , 2017 – 6 00 pm Continued Mr Gray 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 recessed the Rezoning Hearing for Case 17 - 04 Decision on Rezoning Case 17 - 04 Case 17 - 04 A petition to rezone three tracts totaling 541 acres located on Church Road SR 1520 near the intersection with NC Hwy 50 in Pleasant Grove Township from Agricultural Residential AR to General Business - Special Use District GB - SUD Tax ID 13E04025E , 13E04025 , 13E04039B Owner Manning Homes , Inc Applicant Manning Homes , Inc Commissioner Chad M Stewart moved the Board adopt the following Statement of Consistency Resolution for Case 17 - 04 Commissioner Ted G Godwin seconded the motion which carried by unanimous vote RESOLUTION FOR CASE NUMBER 17 - 04 RESOLUTION ADOPTING A STATEMENT OF CONSISTENCY REGARDING A PROPOSED 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 as to whether the amendment is consistent 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 the parcel identified as tax Tag ID 13E04025E , 13E04025 , 13E04039B located on Church Road as shown on the attached Exhibit A , from Agricultural Residential AR to General Business Special Use District GB - SUD for a self storage facility 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 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 aligns with “ Goal 3A Business Expansion and Development ” found in the Comprehensive Land Use 2 This Board finds and determines that it is reasonable and in the public interest to adopt the proposed amendment because a The proposed zoning is compatible with surrounding land uses and zoning districts In addition , conditions such as limited hours of operation and vegetative buffering will ensure that the request is compatible with the surrounding area and will not negatively affect the public Finally , the site was previously approved for the same use in 2008 th Adopted this the 5 day of June , 2017 Commissioner Chad M Stewart moved the Board approve Rezoning Case 17 - 04 to rezone three tracts totaling 541 acres located on Church Road near the intersection with NC Hwy 50 in Pleasant Grove Township from Agricultural Residential to General Business - Special Use District Commissioner Cookie Pope seconded the motion , which carried by unanimous vote The Chairman opened the Special Use Hearing for Case 17 - 04 Case 17 - 04 To allow for a self - storage facility Owner Manning Homes , Inc Applicant Manning Homes , Inc Those wishing to speak on Special Use Case 17 - 04 were sworn in by the Clerk to the Board Planning Director Berry Gray introduced the special use case and stated the petition is to allow for a self - storage facility Mr Gray entered the fact sheet , supporting documents in the agenda packet , and introduced the following summary of evidence into the record PagePage pageNumber5737 June 5 , 2017 – 6 00 pm Continued A pre - application consultation was held with the applicant for Case 17 - 04 on January 10 , 2017 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 property owners within 500 feet The property was posted and notices of public hearings were advertised in accordance with the requirements of the North Carolina General Statutes On April 18 , 2017 the Johnston County Planning Board held a public hearing regarding Rezoning Special Use Permit Case 17 - 04 and made the following recommendations Upon a motion by Ms Hackler to approve Rezoning Case 17 - 04 , seconded by Mr Smith , Rezoning Case 17 - 04 was approved at the April 18th , 2017 Planning Board Meeting with a unanimous vote of 8 - 0 Upon a motion by Ms Hackler to approve the Special Use Conditions for Case 17 - 04 , seconded by Mr Letchworth , the Special Use Conditions for Case 17 - 04 were approved at the April 18th , 2017 Planning Board Meeting with a unanimous vote of 8 - 0 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 site is designed and located in an area that is safe from an operational standpoint , the site has adequate roads and safe ingress egress Proposed use and design will have a minimal impact on the area Site will not use nor store any hazardous materials The site will have good lighting and attractive landscaping The business will have a secured gate and will provide for a safe and convenient benefit for the local community 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 Proposed site will conform to all county , state , and federal regulations , standards , and specifications Conforms in accordance with the specifications of the General Business District 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 Proposed site is providing a needed service to the area and will enhance the surrounding properties from both value and appearance Development provides significant improvement over existing buildings on the property and near 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 After meeting with the Johnston County Planning Staff , it was determined that the proposed development meets the county code , strategic plan , and development policies Specific Land Uses APPLICANT Mini - storage , general secured storage self storage facility Special Use Conditions 1 Permitted Uses Self - storage facility 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 dark sky and engineered so as not to shine onto adjacent properties 10 An opaque fence , along with required landscape buffering , shall be placed along all residential property lines The plant material shall be on the outside of the fence Mr Gray reviewed the special use conditions with the Board , stating they mirror the conditions that were approved in 2008 Mr Gray noted the site plan also shows the same design as was approved in 2008 David Manning , 108 Professional Court , Garner , speaking on behalf of Applicant Manning Homes , Inc , confirmed that they agree with the special use conditions as proposed PagePage pageNumber6738 June 5 , 2017 – 6 00 pm Continued At the inquiry of Commissioner Allen L Mims , Jr , Mr Gray stated the number of proposed buildings has been provided to staff , but the total number of units was not provided yet Mr Manning also stated that they would like to have some outdoor storage for boats and or recreational trailers There being no further public comments , the Chairman closed the public comment portion of the hearing Mr Gray 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 recessed the Special Use Hearing for Case 17 - 04 Decision on Special Use Case 17 - 04 Case 17 - 04 To allow for a self - storage facility Owner Manning Homes , Inc Applicant Manning Homes , Inc Based on the findings of facts and special use conditions as listed below , Commissioner Chad M Stewart moved the Board authorize the Planning Department to issue a special use permit for Case 17 - 04 to allow for a self - storage facility on three tracts totaling 541 acres located on Church Road near the intersection with NC Hwy 50 in Pleasant Grove Township Commissioner Cookie Pope seconded the motion which carried by unanimous vote 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 site is designed and located in an area that is safe from an operational standpoint , the site has adequate roads and safe ingress egress Proposed use and design will have a minimal impact on the area Site will not use nor store any hazardous materials The site will have good lighting and attractive landscaping The business will have a secured gate and will provide for a safe and convenient benefit for the local community 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 Proposed site will conform to all county , state , and federal regulations , standards , and specifications Conforms in accordance with the specifications of the General Business District 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 Proposed site is providing a needed service to the area and will enhance the surrounding properties from both value and appearance Development provides significant improvement over existing buildings on the property and near 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 After meeting with the Johnston County Planning Staff , it was determined that the proposed development meets the county code , strategic plan , and development policies Specific Land Uses APPLICANT Mini - storage , general secured storage self storage facility Special Use Conditions 1 Permitted Uses Self - storage facility 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 dark sky and engineered so as not to shine onto adjacent properties 10 An opaque fence , along with required landscape buffering , shall be placed along all residential property lines The plant material shall be on the outside of the fence PagePage pageNumber7739 June 5 , 2017 – 6 00 pm Continued The Chairman reopened the Rezoning Hearing for Case 17 - 09 Case 17 - 09 Petition to rezone 1624 acres located along McLemore SR 1514 , Matthews SR 1509 , and Cleveland SR 1010 Roads in Cleveland Township from Agricultural Residential AR to Agricultural Residential – Special Use District AR - SUD Tax ID 06F04023G , 06F04024F , 06F04023I , 06F04034 , 06F04067J , 06F04036D , 06F04067H , 06F04028G , 06F04028F , 06F04034B , 06F04025I , 06F04024G Owner Wells Brothers , LLC Applicant Adams and Hodge Engineering , PC Donnie Adams Commissioner Cookie Pope disclosed that she is employed in the same law firm as Mr Wells Commissioner Pope asked if she should recuse herself from Case 17 - 09 County Attorney Jennifer Slusser explained there are two questions to be answered to determine if Commissioner Pope should recuse herself 1 does Commissioner Pope have a direct financial interest in the project ; and 2 can Commissioner Pope be fair and impartial based on her employment status Commissioner Pope responded that she does not have a financial interest in the project and she can be fair and impartial Ms Slusser advised that based on Commissioner Pope’s responses , legally she is not required to recuse herself from Case 17 - 09 and further , the School of Government would offer that Commissioner Pope has an obligation to vote Planning Director Berry Gray stated the petition is to rezone 1624 acres located along McLemore , Matthews , and Cleveland Roads in Cleveland Township from Agricultural Residential to Agricultural Residential – Special Use District Mr Gray noted the special use request associated with the rezoning is to allow for Planned Development - Housing He stated the site is currently used for agricultural and residential purposes The surrounding land uses are zoned Agricultural Residential and used for agricultural , residential , recreational , and religious purposes ; Planned Unit Development for residential uses Broadmoor Planned Unit Development ; Neighborhood Business for a photography studio ; Community Business for multiple commercial uses ; and General Business – Special Use District for multiple commercial uses 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 Additionally , the site is located within a “ Neighborhood Center ” commercial activity node and is within the Sewer Service Area Mr Gray called to the Board’s attention the Traffic Impact Analysis completed for the project which has been reviewed by the North Carolina Department of Transportation Mr Gray stated the Traffic Impact Analysis and Department of Transportation recommendations have been included in the recommended conditions , if the rezoning is approved Mr Gray stated the developer is proposing 243 single - family units on a 1624 acre site which equates to 15 units per acre He called to the Board’s attention that prior to the County’s ordinance being amended last year , the ordinance allowed for 3 to 4 units per acre in a Planned Unit Development ; however , with the amendment the ordinance now limits that number to 15 units per acre , which this proposed development meets Mr Gray further reviewed the following information with the Board as contained in the Fact Sheet within the agenda packet ? Compatibility There are three Planned Unit Developments in close proximity o Cleveland Bluffs PUD is located approximately ½ - mile away with 96 townhome units and 256 single - family units at 4 units per acres This site is 11272 acres o Broadmoor PUD is located across Cleveland Road from the proposed development This development includes 191 single - family units and is 1643 acres o Weston Woods PUD is located approximately 1 mile away with 153 townhomes and 65 single family homes and is 5366 acres ? School District The Student Generation Ratio for this development ranges from 037 Therefore , the proposed development would generate approximately 89 K - 12 students spread evenly across the schools in the district The following is based on the March 2016 Out - of - Capacity Table provided by ORED PagePage pageNumber8740 June 5 , 2017 – 6 00 pm Continued District Capacity Enrollment Cleveland Elementary 4 900 789 mobile units Cleveland Middle 17 mobile 886 1177 units Cleveland High 8 mobile units 1200 1657 o A new middle school is planned for 2017 - 2018 to provide an additional 886 Donnie Adams , Adams & Hodge Engineering , representing the applicant , addressed the Board and introduced the project team including the Wells Brothers , Marlo Wells for Marketing and Real Estate , and Traffic Engineer Josh Reinke of Ramey Kemp & Associates Mr Adams submitted a PowerPoint Presentation for the project and called on Ms Wells for a background and overview Ms Wells began by providing the Board with a history of the site and how they designed the project to reflect the legacy and history of the community Ms Wells stated the site is family land and they believe the design is multi - generational which offers something for all ages including those that do not want to maintain a large yard , those that have larger families and want larger family lots , as well as the aging population She reviewed the proposed amenities with the Board noting they are planning for paved walking trails that integrate with sidewalks , a community pool , volley ball , horse shoes , and other similar activities Ms Wells reviewed the overall layout of the project with the Board and spoke on the stories of their family and how they used those stories to design the proposed development She stated they want to build the development responsibly and leave a legacy for future generations PagePage pageNumber9741 June 5 , 2017 – 6 00 pm Continued At the inquiry of Commissioner Cookie Pope , Ms Wells stated a community meeting was held at the church and a lot of questions were answered Ms Wells added that she gave everyone at that meeting her contact information and she has received some follow up calls from area residents in which she has since met with one on one Mr Adams stated the initial process of developing a Planned Unit Development began in approximately April or May of 2016 at a time when the County’s prior ordinance allowed for a density of 3 to 4 units per acre Mr Adams stated that sized development was never a part of the plan for this project in that they had always planned for a density of 15 units per acre Mr Adams stated the entire neighborhood would be single - family detached housing with sidewalks and greenway trails Mr Adams spoke on the amenities that are a part of the open space and noted there will also be pocket parks spread throughout the neighborhood Mr Adams stated with regards to open space , for a typical subdivision that is not classified as a Planned Unit Development , a developer could request 15 units per acre at the Planning Board level and receive approval with the open space requirement at 10 of the overall acreage , which for a parcel this size would be approximately 16 acres He noted this proposed development has been designed with almost 64 acres of open space spread throughout the community with walking trails and amenities Mr Adams reviewed some of the other proposed features of the development including the entrance sign and the mail cluster box which is now required by the Post Office Josh Reinke with Ramey Kemp & Associates , reviewed the recommended traffic improvements identified through the Traffic Impact Analysis and the Department of Transportation , as follows Page0742 June 5 , 2017 – 6 00 pm Continued Upon questions by Commissioner Allen L Mims , Jr , Mr Adams stated the streets would be turned over to the Department of Transportation and there is adequate space in the cul - de - sacs for school buses to properly maneuver Both Mr Reinke and Mr Adams provided more detail for the Board with regards to projected peak time traffic associated with the development and plans for traffic improvements and signalization Page1743 June 5 , 2017 – 6 00 pm Continued Commissioner Mims stated this is a large site and he asked about planning for stormwater and erosion control noting that while there may be no issues during construction , later on a heavy rain could be an issue for the homeowners Mr Adams stated they are in preliminary planning until such time as the development is approved , but he is well aware of the erosion control requirements and very familiar with the County’s stormwater policies Elizabeth McLemore Brown , 1000 McLemore Road , Clayton , stated she has concerns over the proposed development since she lives directly across from the street from the site Ms Brown stated her farm has been in her family for many generations and she spoke on the traffic in the area and shared her concerns with the specific times that were used to gather traffic data for the traffic impact analysis Ms Brown also reported she was approached by the County Utilities staff regarding possible needed infrastructure in the area for sewer Ms Brown stated for the record , should the rezoning be approved , she is opposed to a sewer line coming across her property Don Haire , 79 Kylemore Place , Clayton , across the street from the subject site , stated he is not opposed to the development in general ; however , he has specific concerns regarding his property value Mr Haire stated he has just constructed his home a few months ago and he is concerned that the part of the development with the proposed lowest priced and greatest density housing would be located nearest to his property Mr Haire stated his concern is that the appearance and density of that type of housing is very different from his Mr Haire clarified that he does not object to the existence of that type of housing , but he would just prefer a more physical separation or for it to be located somewhere else on the subject site Mr Haire stated he presented his concerns to the developers at the community meeting as well as possible solutions for relocation Mr Haire noted he did not attend the Planning Board meeting , but he did forward his written comments to the Planning Board and the engineering firm , but his concerns have not been addressed Gail Williams , 21 Lassiter Farm Lane , Clayton , spoke on her concerns regarding traffic congestion and current traffic patterns in the area near McLemore Road Ms Williams noted there are a lot of teachers and administrators that utilize McLemore Road going to West Johnston High School and traffic is a problem Alrun Grainger , 1101 McLemore Road , Clayton , expressed concerns regarding school capacities and asked where would the children from the proposed development attend school Ms Grainger also spoke on her concerns regarding traffic congestion noting it can sometimes take several minutes for her to pull out of her driveway Ms Grainger stated the development will bring more families to the area which will impact traffic and school capacities even more and that is not what she moved to the area for Chairman Jeffrey P Carver asked Mr Adams to address some of the concerns raised by those that spoke Mr Adams stated the proposed development is a quality subdivision and when considering densities , it is no different than a routine subdivision that could have been approved for 15 units per acre at the Planning Board level Mr Adams continued that instead of setting aside 16 acres of open space they are setting aside 64 acres and will have features such as curb and gutter He stated regarding Mr Haire’s concerns as to the housing proposed near his property line , it is residential against residential and there is an open space area directly across the street from Mr Haire’s property along with a 50 ft landscaping buffer around the entire site Mr Adams stated regarding all the traffic concerns , he has lived in Johnston County most of his life and he is personally thankful there has been an opportunity for the growth Mr Adams stated he understands the traffic concerns , but he believes the Department of Transportation is working on those improvements and they have imposed even more traffic improvements on their own development in addition to what the Department of Transportation is requiring Commissioner Mims asked about the smaller bungalow housing and how many bedrooms are planned for those units Ms Wells stated the bungalow housing is planned for a minimum of 1,900 square feet and none of the housing in the development is less than three bedrooms Mr Reinke stated the traffic projections were all based on single family detached housing Commissioner Keith Branch noted that OREd reported the development would only produce 89 additional students for K - 12 Commissioner Mims asked for more information regarding the sewer line to serve the development Page2744 June 5 , 2017 – 6 00 pm Continued Utilities Director Chandra Coats , PE , reported that over the past year as staff has been looking at future demands to determine where infrastructure is needed , a proposed new regional wastewater pump station was identified in order to move wastewater from the McGee’s Crossroads and Cleveland areas back to the County’s wastewater treatment plant The project would include an interceptor line down Middle Creek to a regional station near Elizabeth Brown’s property Ms Coats confirmed that staff has approached Ms Brown to discuss the potential regional station and gravity line Ms Coats continued that in the meantime , staff learned of the proposed Wellesley Development and the fact that they would require sewer Ms Coats noted under the County’s sewer policy with a PUD zoning , the developers would be allowed to install a new wastewater pump station on their property and pump back to the County facilities However , staff evaluated the situation and determined that the preference would be to gravity flow to the County’s proposed new regional wastewater pump station , thereby eliminating the need for a new station on the Wellesley development due to the additional costs for operation and maintenance of that additional station Ms Coats stated if the regional pump station is located on Ms Brown’s property , then the wastewater from the Wellesley development would gravity flow to that station which most likely would require an easement from Ms Brown Ms Coats stated while this would be the preferred design , there are other alternatives for the development to receive sewer Commissioner Mims stated that Ms Brown has said she is not interested in a gravity line across her property , and if Ms Brown says no to an easement for the gravity line , he cannot support condemnation Mr Adams stated they are neutral as to how the sewer will be handled for the development There being no further public comments , the Chairman closed the public comment portion of the hearing Mr Gray 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 17 - 09 Decision on Rezoning Case 17 - 09 Case 17 - 09 Petition to rezone 1624 acres located along McLemore SR 1514 , Matthews SR 1509 , and Cleveland SR 1010 Roads in Cleveland Township from Agricultural Residential AR to Agricultural Residential – Special Use District AR - SUD Tax ID 06F04023G , 06F04024F , 06F04023I , 06F04034 , 06F04067J , 06F04036D , 06F04067H , 06F04028G , 06F04028F , 06F04034B , 06F04025I , 06F04024G Owner Wells Brothers , LLC Applicant Adams and Hodge Engineering , PC Donnie Adams Commissioner Cookie Pope moved the Board adopt the following Statement of Consistency Resolution for Case 17 - 09 Commissioner Ted G Godwin seconded the motion which carried by unanimous vote RESOLUTION FOR CASE NUMBER 17 - 09 RESOLUTION ADOPTING A STATEMENT OF CONSISTENCY REGARDING A PROPOSED 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 as to whether the amendment is consistent 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 the parcel identified as tax Tag ID 06F04023G , 06F04024F , 06F04023I , 06F04034 , 06F04067J , 06F04036D , 06F04067H , 06F04028G , 06F04028F , 06F04034B , 06F04025I , 06F04024G located along McLemore Road , Matthews Road , and Cleveland Road as shown on the attached Exhibit A , from Agricultural Residential AR to Agricultural Residential Special Use District AR - SUD for a Planned Development - Housing 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 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 Page3745 June 5 , 2017 – 6 00 pm Continued 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 This site is located within a “ Neighborhood Center ” commercial activity node with higher density housing encouraged near Neighborhood Activity Centers Objective 1B encourages the County to allow for higher densities and a greater mixture of land uses in urban areas and encourages development and mixed land use patterns in concentrated areas that make the most of efficient use of infrastructure with this area located in the Sewer Service Area 2 This Board finds and determines that it is reasonable and in the public interest to adopt the proposed amendment because a The proposed lot numbers and density are compatible with nearby Planned Developments th Adopted this the 5 day of June , 2017 Commissioner Cookie Pope moved the Board approve Rezoning Case 17 - 09 to rezone 1624 acres located along McLemore , Matthews , and Cleveland Roads in Cleveland Township from Agricultural Residential to Agricultural Residential – Special Use District Commissioner Ted G Godwin seconded the motion , which carried by unanimous vote The Chairman reopened the Special Use Hearing for Case 17 - 09 Case 17 - 09 To allow for a Planned Development - Housing Owner Wells Brothers , LLC Applicant Adams and Hodge Engineering , PC Donnie Adams Those wishing to speak on Special Use Case 17 - 09 were sworn in by the Clerk to the Board Planning Director Berry Gray introduced the special use case and stated the petition is to allow for a Planned Development - Housing Mr Gray 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 17 - 09 on February 1 , 2017 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 property owners within 500 feet The property was posted and notices of public hearings were advertised in accordance with the requirements of the North Carolina General Statutes On April 18 , 2017 the Johnston County Planning Board held a public hearing regarding Rezoning Special Use Permit Case 17 - 09 and made the following recommendations Upon a motion by Ms Hackler to deny Rezoning Case 17 - 09 , seconded by Mr Smith , there were no other board members in favor of denial so motion failed Upon a motion by Mr Letchworth to approve Rezoning Case 17 - 09 , seconded by Mr Sapir , with Mr Massengill and Mr th Caldwell agreeing and Ms Hackler and Mr Smith voting against , Rezoning Case 17 - 09 was approved at the April 18 , 2017 Planning Board Meeting with a vote of 4 - 2 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 Wellesley is located in the very vibrant Cleveland School community and is designed to be a welcoming haven for homeowners commuting to and from the Triangle area Designed as a planned development community , a variety of home styles will appeal to prospective homeowners A greenway sidewalk system creates a very pedestrian friendly community allowing access to any number of parks as well as an amenity area that may include facilities for swimming , tennis , basketball , and volleyball Street trees and a 50 ’ perimeter landscape buffer add to the creation of a development that offers a retreat from the hectic pace of today’s homeowner Page4746 June 5 , 2017 – 6 00 pm Continued 2 That the use of the 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 Wellesley has been designed following Johnston County’s Land Development Code and will comply with all County , State , and Federal regulations Density is as per County standards for the current zoning Layout of right - of - ways and lots following County and State guidelines Utilities , including water , sewer , and storm , will follow County , State , and Federal requirements as well 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 Wellesley is designed with adjacent properties in mind Pedestrian connections will be made to various adjacent properties to allow the community use of the greenway sidewalk system as well as the parks The variety of home sites , sizes , and styles add diversity to the community that will help enhance add to the property values The main amenity area will have a pool that will allow for swim competitions as well as rental facilities that will be available to the local community Street trees and landscape buffers that exceed County standards will add to the rural flavor of the local community 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 Wellesley conforms with the County’s 2030 comprehensive plan in that it is located in an area that is noted as a primary growth area containing regional , community , and neighborhood centers This location calls for residential development that includes a variety of housing types , open spaces , residential amenities , and a blending with the rural flavor of the area All aspects of the County’s planning jurisdiction , strategic plan , and land development code have been consulted and considered in the design of the planned development Specific Land Uses APPLICANT To allow for a Planned Development - Housing Special Use Conditions 1 Permitted Uses Planned Development - Housing 2 The Special Use Permit may be revoked with the violation of any Special Use Condition 3 Limited to development of 243 single family detached dwellings 4 This development shall meet the requirements of LDC CH 14 Art 3 Div 5 and DM Sec 7 H 5 Setbacks shall be a 50 ’ from adjacent perimeter parcels and roadways , b Internal development setbacks are 20 ’ front street , 12 ’ side street , 5 ’ side , 10 ’ rear 6 Provide Complete floodplain information 7 Provide Metes & bounds 8 Provide certifications in accordance with DM Sec 7 L 9 Provide entrance sign & street signs 10 Street name approval required 11 All lots shall access internal streets 12 Cul - de - sac lots shall have 20 ’ minimum road frontage 13 Complete improvements or provide performance guarantee 14 Limited to the recordation of 200 lots until a second full service access is constructed 15 Stubout Street extension signage in accordance with LDC Sec 14 - 75 d 3 16 TIA Recommendations a Cleveland Rd and Matthews Rd i A new traffic signal shall be required per NCDOT New signal timings shall be coordinated with nearby signal at SR 1514 McLemore Road via interconnected signal system ; revisions required to the existing signal at SR 1514 shall be included with the signal integration and installation required by the TIA review b Cleveland Rd and Site Drive # 1 i EB Cleveland Rd 1 Restripe existing thru - lane to right thru lane 2 Add right - turn taper ii WB Cleveland Rd 1 Left turn lane with a minimum 100 ’ storage iii Northbound Site Drive # 1 1 Two - lane cross - section one ingress , one egresses 2 Egress Left - turn lane , right - turn lane 3 100 ’ internal protected stem c Matthews Rd and Site Drive # 2 3 i NB Matthews Rd 1 Left turn lane with a minimum 100 ’ storage ii SB Matthews Rd 1 Left turn lane with a minimum 100 ’ storage iii EB Site Drive # 3 1 Two - lane cross - section one ingress , one egresses 2 Egress Left - turn lane , right - turn lane 3 100 ’ internal protected stem iv WB Site Drive # 2Page5747 June 5 , 2017 – 6 00 pm Continued 1 Two - lane cross - section one ingress , one egresses 2 Egress Left - turn lane , right - turn lane 3 100 ’ internal protected stem d McLemore Rd and West Wellesley Site Drive # 4 i NB McLemore Rd 1 Left turn lane with a minimum 100 ’ storage to West Wellesley Drive ii SB McLemore Rd 1 Left turn lane with a minimum 100 ’ storage iii WB Site Drive # 4 1 Two - lane cross - section one ingress , one egresses 2 Egress Left - turn lane , right - turn lane 3 100 ’ internal protected stem 17 Provide final plat Street Disclosure Statement Certificate for street maintenance DM Sec 7 L item 8 18 Provide perimeter buffer in accordance with LDC Sec 14 - 257 k 19 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 20 Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units a CBU shall not impede the flow of traffic b CBU shall not obstruct the operation and maintenance of utility services 21 A driveway permit and subdivision design approval must be obtained prior to construction 22 All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures , NCDOT Subdivision Roads Minimum Construction Standards , and Policy on Street and Driveway Access to North Carolina Highways 23 It will be determined at the time the driveway permit application is submitted if any road improvements will be required 24 Soil Erosion & Sedimentation Control Plan required 25 Stormwater Compliance 26 Approval of water and sewer system 27 Reserve additional 10 ’ of right of way along Cleveland Road Changes in bold recommended by Planning Board Mr Gray reviewed the special use conditions with the Board Commissioner Allen L Mims , Jr called to everyone’s attention the proposed pond on the southeast side of the development noting it appears that the pond goes across other property owners ’ lots that are not a part of the subdivision Mr Gray stated in most situations , ponds will be put fully within the open space area which is maintained by the Homeowners Association or the pond is at least within the subdivision even it if does encroach on some of the lots Mr Gray stated he does not think the Board has seen a situation where the pond crosses into lots that are separate from the subdivision Donnie Adams , Adams & Hodge Engineering , representing the applicant , stated regarding the pond , the developers have been in touch with the adjacent landowners that would share ownership of the pond and access would be provided Mr Adams stated as far as keeping the pond clean , that would be his job to properly design the stormwater system both during construction and post construction Mr Adams stated they are well aware of all the proposed special use conditions and have no objections Mr Adams reviewed the Findings of Fact with the Board and how they are applicable to this development as is contained within the Summary of Evidence Mr Adams offered to answer any questions Don Haire , 79 Kylemore Place , Clayton , across the street from the subject site , addressed the Board and reiterated his concerns from the rezoning hearing that his property values could be impacted by the type of housing that would be located closest to his property Mr Haire stated he does not object to bungalow type housing , but he would like to make sure that it does not negatively impact his property Mr Haire stressed that he has reached out to the developers , the engineer , and the Planning Board regarding his concerns but has received no reply and he feels his concerns will not be addressed Mr Haire stated he is asking for protection for his property values Upon a question by Chairman Jeffrey P Carver , Mr Haire stated he does not have a licensed appraisal stating that his property would be devalued , these are just his concerns Mr Haire stated he does not object to the development as a whole , he is just concerned by the location of the lower valued properties being next to his higher valued property There being no further public comments , the Chairman closed the public comment portion of the hearing Page6748 June 5 , 2017 – 6 00 pm Continued Mr Gray 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 Chairman Jeffrey P Carver noted he has voted against a lot of these projects in the past but they were developments that called for much higher densities Commissioner Carver commented that once again he is encouraging municipal incorporation for the area There being no further comments , the Chairman closed the Special Use Hearing for Case 17 - 09 Decision on Special Use Case 17 - 09 Case 17 - 09 To allow for a Planned Development - Housing Owner Wells Brothers , LLC Applicant Adams and Hodge Engineering , PC Donnie Adams Based on the findings of facts and special use conditions as listed below , Commissioner Cookie Pope moved the Board authorize the Planning Department to issue a special use permit for Case 17 - 09 to allow for a Planned Development - Housing on 1624 acres located along McLemore , Matthews , and Cleveland Roads in Cleveland Township Commissioner Chad M Stewart seconded the motion which carried by unanimous vote 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 Wellesley is located in the very vibrant Cleveland School community and is designed to be a welcoming haven for homeowners commuting to and from the Triangle area Designed as a planned development community , a variety of home styles will appeal to prospective homeowners A greenway sidewalk system creates a very pedestrian friendly community allowing access to any number of parks as well as an amenity area that may include facilities for swimming , tennis , basketball , and volleyball Street trees and a 50 ’ perimeter landscape buffer add to the creation of a development that offers a retreat from the hectic pace of today’s homeowner 2 That the use of the 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 Wellesley has been designed following Johnston County’s Land Development Code and will comply with all County , State , and Federal regulations Density is as per County standards for the current zoning Layout of right - of - ways and lots following County and State guidelines Utilities , including water , sewer , and storm , will follow County , State , and Federal requirements as well 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 Wellesley is designed with adjacent properties in mind Pedestrian connections will be made to various adjacent properties to allow the community use of the greenway sidewalk system as well as the parks The variety of home sites , sizes , and styles add diversity to the community that will help enhance add to the property values The main amenity area will have a pool that will allow for swim competitions as well as rental facilities that will be available to the local community Street trees and landscape buffers that exceed County standards will add to the rural flavor of the local community 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 Wellesley conforms with the County’s 2030 comprehensive plan in that it is located in an area that is noted as a primary growth area containing regional , community , and neighborhood centers This location calls for residential development that includes a variety of housing types , open spaces , residential amenities , and a blending with the rural flavor of the area All aspects of the County’s planning jurisdiction , strategic plan , and land development code have been consulted and considered in the design of the planned development Specific Land Uses APPLICANT To allow for a Planned Development - Housing Special Use Conditions 1 Permitted Uses Planned Development - Housing 2 The Special Use Permit may be revoked with the violation of any Special Use Condition 3 Limited to development of 243 single family detached dwellings 4 This development shall meet the requirements of LDC CH 14 Art 3 Div 5 and DM Sec 7 H 5 Setbacks shall be a 50 ’ from adjacent perimeter parcels and roadways , b Internal development setbacks are 20 ’ front street , 12 ’ side street , 5 ’ side , 10 ’ rear 6 Provide Complete floodplain information 7 Provide Metes & bounds 8 Provide certifications in accordance with DM Sec 7 L 9 Provide entrance sign & street signs 10 Street name approval requiredPage7749 June