March 3, 2008 - 6:00 PM - County Board of Commissioners Meeting Minutes (Rezoning)

10 647 Meeting of the Johnston County Board of Commissioners March 3 , 2008 6 00 pm The Johnston County Board of Commissioners met in regular session Monday , March 3 , 2008 at 6 00 pm in the Commissioners Meeting Room , Johnston County Courthouse Annex , Smithfield , North Carolina The following members were present Present Cookie Pope , Chairman , Wade M Stewart , Vice Chairman , Allen L Mims , Jr , Jeffrey P Carver , W Ray Woodall , DeVan Barbour , and Tony Braswell Absent None Also Present Rick J Hester , County Manager , Paula G Woodard , Clerk to the Board , J Mark Payne , County Attorney , and Deva C Holt , Deputy Clerk Chairman Cookie Pope called the meeting to order at 6 00 pm and the following business was transacted 1 Public Comments None 2 Public Hearings – Rezoning Cases and Special Use Permit Requests Advertised – In The Smithfield Herald – February 22 , 2008 and February 26 , 2008 Certified letters were mailed to adjoining property owners on February 21 , 2008 Notices were posted at the locations on December 27 , 2007 for Cases 08 - 01 ; 07 - 45 ; 07 - 47 ; 08 - 02 ; 08 - 03 ; and 08 - 04 The Chairman opened the Rezoning Hearing for Case 08 - 01 Case 08 - 01 Petition to rezone 40 acres located at 312 Faith Church Road , Four Oaks , approximately 4 10 of a mile south of Webb Mill Road SR 1153 in Ingrams Township from Agricultural Residential AR to Office & Institutional - Special Use District OI - SUD Tax ID 08J12197E Applicant Tri - County Community Health Council , Inc Owner Royie V Massengill & wife Planning Director Berry Gray stated the petition is to rezone four acres located at 312 Faith Church Road , Four Oaks , approximately 4 10 of a mile south of Webb Mill Road in the Ingrams Township from Agricultural Residential to Office & Institutional - Special Use District Mr Gray noted the associated special use permit application would allow for a medical office He stated the property is currently zoned Agricultural Residential and is unimproved The surrounding zonings are Agricultural Residential and there are no commercial facilities nearby Mr Gray reported there is a house approximately 200 feet away , across Faith Church Road , and one home directly in front of the proposed site which is currently owned by Royie Massengill The Chairman called for those wishing to speak in support of Tri - County to come forward J Michael Baker , CEO for Tri - County Community Health Council , briefly provided a background of Tri - County’s history as well as the make - up of the Board of Directors Mr Baker reported that over the past 30 years , Tri - County has opened a number of facilities , with two locating in Sampson County , and one locating in Harnett County Mr Baker commented when Tri - County began considering opening a facility in Johnston County , they approached Johnston County citizens to determine potential interest Mr Baker informed the Board that Tri - County has been successful in the award of grant monies to support the new facility Tri - County is currently renting a temporary facility in Four Oaks ; however , the grant requirements specify that the permanent facility must be located in a rural area Mr Baker stated the proposed site is the result of a land donation from Mr Royie Massengill and would allow Tri - County to be in compliance with locating in the required census tracts , as specified by the grant He acknowledged there has been some opposition to the rezoning regarding concerns for safety , crime , and hospital issues ; however , Mr Baker noted Tri - County has received letters of support from Johnston Memorial Hospital , the Town of Four Oaks , and the Johnston County Board of Health He reported Tri - County held a meeting at Faith Church approximately 2 weeks ago with approximately 17 people in attendance , in an effort to properly explain their intentions and apologize for not including the residents of Faith Church Road in the initial process Mr Baker reiterated the donation of land is important since Tri - County is a non - profit Mr Baker stated most of Tri - County’s facilities are located on small country roads similar to Faith Church Road and noted the grant would bring inPage648 March 3 , 2008 – 6 00 pm Continued approximately 600,000 per year from the Health Resources Service Administration HRSA , as long as Tri - County operates the facility as a medical office He stated Tri - County has raised 1,100 signatures of support Commissioner Allen L Mims , Jr commented he read in the Planning Board minutes that Tri - County is not subject to state licensing standards and asked for more explanation Mr Baker reported unless Tri - County plans to operate a substance abuse facility or cook on the premises for patients , then they are not subject to state licensing standards Commissioner Jeffrey P Carver asked how the HRSA grant funds could be spent Mr Baker responded the HRSA funds could be used for operational expenses with a small amount dedicated to help pay a lease for someone to build the facility He stated Tri - County would enter into a lease agreement whereby they would own the facility at the end of the lease period He indicated the Massengill Family has stipulated the land donation could only be used for the medical facility , and if utilized for another purpose , the land would revert back to the family Commissioner Carver indicated he did not realize that the medical facility would not be owner occupied ; therefore , he sees the operation as a commercial real estate development At the inquiry of Commissioner Mims , Mr Baker stated HRSA does not encourage Tri - County to compete with private practitioners , and this is one of the reasons Tri - County does not target towns as locations In response to a question from Chairman Cookie Pope , Mr Baker clarified that HRSA will not provide grant money for the facility unless it is used as a medical facility Commissioner Wade M Stewart recalled Mr Baker’s comments regarding letters of support from various entities throughout the County Commissioner Stewart stated while he also would support the efforts of Tri - County and that the attributes of Tri - County are not in question , the Board must determine if the proposed site is the most suitable location for the medical facility Commissioner Stewart noted the Board of Commissioners must ensure that an applicant’s request fits the proposed community Commissioner Mims agreed with Commissioner Stewart and reiterated the Board must determine if the request is appropriate for the particular area He stated the Board has had to look at similar requests in the past from Johnston Memorial Hospital when they have proposed new facilities and in those cases , the Board had to determine if the requests were appropriate for the particular locations Dr Venkat Prasad , Tri - County Family Physician , indicated Tri - County made over 300 referrals to Johnston Memorial Hospital and other specialists located in Johnston County last year He noted Tri - County representatives have met with Johnston Memorial Hospital CEO Kevin Rogols , who hopes to collaborate with Tri - County for more services Dr Prasad stated Tri - County could assist with the overcrowding in the Emergency Room by offering healthcare services Dr Prasad reported Tri - County employs pediatricians , internal medicine physicians , family physicians , and nurse practitioners located in the rural communities in order to bring comprehensive health care to those areas Upon a question from Commissioner Carver , Dr Prasad reported Tri - County does have admitting privileges at Betsy Johnson Hospital in Dunn Connie Wooten , Marketing Coordinator for Tri - County , reiterated that HRSA requires the medical facilities they support to be located in rural areas She reported Tri - County has in the past , partnered with the North Carolina Agri - Medicine Institute and the local community colleges in order to offer pesticide classes for farmers in the rural areas Ms Wooten stated a portion of the HRSA grant is related to house calls and she noted when located in the rural communities , Tri - County can be more aware of the homebound patients Johnson Tilghman , 384 Tilghman Road , Coats , spoke in support of Tri - County locating on the proposed site and stated Tri - County provides many valuable services for the underserved rural areas Mr Tilghman clarified that all of the physicians employed at Tri - County are properly licensed to practice their respective professions in the State of North Carolina He stated he did not believe the facility would change the character of the agriculture nature in the area and would not impact development around the site Commissioner Mims asked Mr Tilghman for three specific reasons as to why the current site would be an appropriate location Page649 March 3 , 2008 – 6 00 pm Continued Mr Tilghman responded the site is very easy to find , is on a main State road , is well located within the radius of the population to be served according to the HRSA grant requirements , and would not impact any surrounding properties He stated Tri - County is well organized and well regarded in their current locations Chris Van , Director of Development for Tri - County , and a resident of Devil’s Racetrack Road , informed the Board that he authored the grant application to HRSA on behalf of Tri - County Mr Van stated the grant scored a perfect 100 due to the proposed location He acknowledged at the time of the grant submittal , Tri - County did not specifically submit the Faith Church Road site , but rather the Devil’s Racetrack Road area He noted HRSA liked the fact that the location was in a lower density population area with a increased population of the lower socioeconomic group Mr Van stated HRSA gives preference to facilities that open in rural areas and Tri - County would run the risk of losing the grant funds if they do not operate permanently in a rural area He reported the Faith Church Road area has received HRSA’s blessing In response to a question from Commissioner DeVan Barbour , Mr Van reported the identified census tracts includes the areas in southeastern Johnston County , points east of Interstate 95 , south of US Hwy 70 , and south of Devil’s Racetrack Road Commissioner Stewart asked about time limits on the HRSA grant funding and if the area near Devil’s Racetrack Road would meet HRSA’s approval Mr Van responded the Devil’s Racetrack Road area is an area Tri - County wants to serve ; however , the Faith Church Road site is important due to the donation of the land Commissioner Stewart inquired as to who would pay for site preparation for the proposed facility on Faith Church Road J Michael Baker reported Tri - County would have to pay for site preparation Commissioner Stewart voiced his concerns that site preparation costs could possibly exceed the value of the donation of the land Commissioner Stewart acknowledged the donation of the land on Faith Church Road ; however , he questioned if proper due diligence had been undertaken in the property search Commissioner Stewart shared with everyone a recent conversation he had with Johnston Community College President , Dr Donald Reichard Commissioner Stewart recalled that during his conversation with Dr Reichard , he expressed his support for a Tri - County Health Clinic locating in Johnston County so long as it is in the proper location Commissioner Stewart informed Dr Reichard that he was unsure how the vote would turn out and inquired whether Johnston Community College would be willing to talk with Tri - County officials regarding a site on property owned by the College on Devil’s Racetrack Road Commissioner Stewart noted Dr Reichard indicated the College Board of Trustees would be willing to talk with Tri - County representatives regarding a possible location on Devil’s Racetrack Road Mr Van stated while Tri - County cannot please everyone , they have received 1,100 signatures of support , many of which are residents near the proposed area Commissioner W Ray Woodall stated he would like to hear from residents living on Faith Church Road since they would be directly impacted Commissioner Tony Braswell asked if the Board could review a copy of the 1,100 signatures of support Note Only one copy of the 1,100 signatures of support was submitted to the Board during the meeting Tri - County requested this document back after the decision was announced ; therefore , a copy was not made available for the file Josephine Raynor , 213 Keen Road , Four Oaks , reported she owns property adjacent to the proposed site on Faith Church Road Ms Raynor also reported her two brothers own land across the road from her property and they all support the location of Tri - County on the proposed site Ms Raynor noted one of her brothers does live on Faith Church Road ; however , she does not Pam Massengill Tripp , 1010 Fairground Road , Dunn , representing the Royie Massengill Family , spoke in support of Tri - County Ms Tripp reported she serves on the Board of Directors for Tri - County and noted during the property search , her family offered the donation of four acres for the facility She stated the family contacted the adjoining land owners who all indicated their support , except for the landowner across the road who indicated he wished to remain neutral regarding the facility Ms Tripp noted her father had assisted with obtaining the 1,100 signatures of support for the location She also noted she attends Lee’s Chapel Advent Christian Church which is approximately 2 miles from the site , and the Church voted unanimously to sponsorPage650 March 3 , 2008 – 6 00 pm Continued for three months , or as long as needed , health care screenings for Tri - County and Stewart’s Chapel Church has also done the same Lois Stanley , 3 Go Cart Road , Four Oaks , stated she is a member of Faith Church Ms Stanley reported she is a retired nurse , but still works part - time and there are not enough medical facilities in Johnston County Ms Stanley stated she is in favor of the rezoning Dr Marilyn Pearson , Health Director for Johnston County , spoke in support of the rezoning for Tri - County Dr Pearson stated the clinic would provide healthcare to this rural area and people would not have to travel as far for services She reported the Board of Health is in support of the mission of Tri - County At the inquiry of Commissioner Braswell , Dr Pearson stated in a recent letter of support for Tri - County from the Board of Health , the intent of the letter was to express support for Tri - County coming to the community and providing care to the people of the County The Chairman called for those wishing to speak in opposition of Tri - County to come forward Jan O’Neal , 117 Wilkins O’Neal Road , stated she lives on the road over from Faith Church Road Ms O’Neal expressed her opposition to the rezoning in that she feels it is not the appropriate location Ms O’Neal noted her concerns regarding the proposed septic disposal system Tri - County would utilize and stated Faith Church Road is a rural road and not a main highway She felt the facility could better serve the citizens somewhere else Ms O’Neal also stated the location is a farming community and the current residents are trying to bring residential development to the area and she is concerned that the Tri - County facility could hinder their efforts At the request of the Chairman , approximately three people living within one - half of a mile from the proposed site stood ; however , no one standing raised their hands in support for the Tri - County rezoning request Further , at the request of the Chairman , approximately 10 people living beyond one - half of a mile from the proposed site stood and approximately seven of those standing raised their hands in support of the rezoning request Mr Gray reported the Planning Board recommended approval of Case 08 - 01 from Agricultural Residential to Office & Institutional - Special Use District There being no further comments , the Chairman recessed the Rezoning Hearing for Case 08 - 01 Decision on Rezoning Case 08 - 01 Motion to Approve Rezoning Case 08 - 01 Fails Case 08 - 01 Petition to rezone 40 acres located at 312 Faith Church Road , Four Oaks , approximately 4 10 of a mile south of Webb Mill Road SR 1153 in Ingrams Township from Agricultural Residential AR to Office & Institutional - Special Use District OI - SUD Tax ID 08J12197E Applicant Tri - County Community Health Council , Inc Owner Royie V Massengill & wife Commissioner DeVan Barbour moved the Board approve rezoning case 08 - 01 , to rezone four acres located at 312 Faith Church Road , Four Oaks , approximately 4 10 of a mile south of Webb Mill Road in the Ingrams Township from Agricultural Residential to Office & Institutional - Special Use District Commissioner Tony Braswell seconded the motion Further Discussion Commissioner W Ray Woodall expressed his concerns regarding the 1,100 signatures of support and noted he only saw approximately 26 signatures of people that listed addresses on Faith Church Road and he questioned if those people actually lived there or just owned property in the area Commissioner Woodall stated he feels very strongly about the character of an area and while he believes there is a need for a Tri - County medical facility in Johnston County , he was unsure if the proposed site is appropriate Commissioner Allen L Mims , Jr stated he understands that Tri - County offers excellent services and he would like to see them locate in Johnston County somewhere ; however , he did not feel the proposed site is the proper location Commissioner Mims noted a facility such as Tri - County should be located in a more accessiblePagePage pageNumber5651 March 3 , 2008 – 6 00 pm Continued area Commissioner Mims expressed concerns with a possible spot zoning scenario , noting he did not feel the area was appropriate for an Office & Institutional - Special Use District classification Commissioner Jeffrey P Carver reminded everyone that zoning transfers with the ownership of the property , regardless of tenants or any other uses of the property He stated the zoning classification would remain with the property and not Tri - County in the event they chose to move Commissioner Carver further stated he supported health care services ; however , he expressed concerns regarding spot zoning Commissioner Wade M Stewart commented on the 1,100 signatures of support and expressed concern that many of the signatures were citizens from all over Johnston County as well as outside the County Commissioner Stewart noted the petition of opposition that was received in the agenda packets contained 70 or more signatures and in reviewing the addresses , he could tell most of the people were from the area surrounding Faith Church Road Commissioner Stewart stated the only petition that he would take into account would be one that was signed by residents living in the community Commissioner Stewart acknowledged everyone would like to see Tri - County locate somewhere in the County ; however , he feels the proposed site is not appropriate The motion failed by the following vote Ayes Commissioners DeVan Barbour and Tony Braswell Nays Commissioners Cookie Pope , Wade M Stewart , Allen L Mims , Jr , Jeffrey P Carver , and W Ray Woodall The Board took a five minute recess The Chairman reopened the Rezoning Hearing for Case 07 - 45 Case 07 - 45 Petition to rezone 136 acres of a 597 acre tract located on NC Hwy 50 North , approximately th 1 10 of a mile north of its intersection with NC Hwy 210 , in Pleasant Grove Township from Agricultural Residential AR to General Business Special Use District GB - SUD Tax ID 13D04058D Applicants John and Linda Nunziato Owners James Thurman and Marie S McLamb Planning Director Berry Gray stated this was a petition to rezone 136 acres of a 597 acre tract located th on NC Hwy 50 North , approximately 1 10 of a mile north of its intersection with NC Hwy 210 , in Pleasant Grove Township from Agricultural Residential to General Business - Special Use District Mr Gray noted a special use application associated with the request is to allow for mini storage Mr Gray pointed out the current use of the adjacent property is also for mini storage and the applicant is hoping to expand his operation The surrounding property is zoned a mixture of Community Business and General Business Applicant John Nunziato stated he is hoping to expand the storage capacity in order to keep up with the growth of the community Mr Nunziato reported his current storage is at full capacity Mr Gray reported the Planning Board recommended approval of Case 07 - 45 from Agricultural Residential to General Business - Special Use District There being no further comments , the Chairman recessed the Rezoning Hearing for Case 07 - 45 Decision on Rezoning Case 07 - 45 Case 07 - 45 Petition to rezone 136 acres of a 597 acre tract located on NC Hwy 50 North , approximately th 1 10 of a mile north of its intersection with NC Hwy 210 , in Pleasant Grove Township from Agricultural Residential AR to General Business Special Use District GB - SUD Tax ID 13D04058D Applicants John and Linda Nunziato Owners James Thurman and Marie S McLamb Commissioner Wade M Stewart moved the Board approve rezoning case 07 - 45 , to rezone 136 acres of th a 597 acre tract located on NC Hwy 50 North , approximately 1 10 of a mile north of its intersection with NC Hwy 210 , in Pleasant Grove Township from Agricultural Residential to General Business - Special Use District Commissioner W Ray Woodall seconded the motion , which carried by unanimous vote The Chairman opened the Special Use Hearing for Case 07 - 45 PagePage pageNumber6652 March 3 , 2008 – 6 00 pm Continued Case 07 - 45 Application to allow for the operation of a mini storage Applicants John and Linda Nunziato Owners James Thurman and Marie S McLamb Those wishing to speak on Special Use Case 07 - 45 were sworn in by the Clerk to the Board Planning Director Berry Gray introduced the special use case and stated the request is to allow for the operation of a mini storage Mr Gray introduced the following summary of evidence into the record A pre - application consultation was held with the applicant for Case 07 - 45 on October 26 , 2007 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 January 15 2008 , the Johnston County Planning Board held a public hearing regarding Rezoning Special Use Permit Case 07 - 45 and made the following recommendations Upon a motion by Mr Moore , seconded by Mr Gathers and carried unanimously 8 - 0 , the Planning Board , at its January 15 , 2008 meeting , voted to recommend approval of the Special Use Permit request , Case 07 - 45 , based on and subject to the following findings of fact and special conditions 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 We are providing lighting , fencing , and a security guard will be on the premises Staff Security guard , lighting , and an access controlled development will maintain and promote the health , safety , and general welfare of the public 2 That the use or 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 We will be serving the daily convenience and personal service needs of the immediate area Mini storage is a great service and convenience to the patrons by providing a safe and local place to store their items Staff Proposed development is located in a commercialized area with common uses Property is planned to be recombined with tract containing the existing mini - storages 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 Mini storage is a public necessity because it will create needed enclosed storage for area residents Giving residents a convenient and easily accessible place to store their items This will free up garage space so it can be used for yard items , toys , etc , thus decluttering the yard and making for a neater , cleaner appearance thus , increasing property values Staff Landscape requirements and updating security measures will maintain the value of contiguous properties 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 Conforms to the counties general plan by increasing commercial businesses that are intended to serve the daily convenience and personal service needs of the immediate area and or county wide area Staff Applicant will abide by all Land Development Codes and any requirements as set forth by the board Special Use Conditions 1 The Special Use Permit shall expire with the violation of any Special Use Condition 2 Submission of a detailed site plan for review and approval by the Planning and Zoning Department Staff 3 Installation of at least a Class B buffer along all rezoning lines 3 large trees , 4 small tress , and 12 shrubs every 100 linear feet May leave existing natural vegetation if more intense than the buffer requirement 4 Hours of operation 10am - 6pm Monday - Friday , 10 - 2 Saturdays , and by appointment 5 Area security lighting must meet code and be engineered as to not glare onto adjacent properties 6 Security fencing ie chain link , wood pole around the facility to prevent trespassing , with appropriate landscaped screening of the fencing 7 Signage must comply with Sign Code PagePage pageNumber7653 March 3 , 2008 – 6 00 pm Continued Mr Gray listed and reviewed each of the special use conditions with the Board and noted the adjacent property contains a security fence He reported staff will require the fence to be extended to enclose the expanded area Commissioner Allen L Mims , Jr inquired if there is currently outside storage available Mr Gray reported based on the plan provided , all the storage is indoor Commissioner DeVan Barbour noted in one of pictures in the agenda packet there appears to be some outside storage Commissioner Jeffrey P Carver inquired if the adjacent property allowed for outside storage under a special use application Mr Gray reported the adjacent property is zoned General Business and contained no accompanying special use permit Commissioner Mims recalled the recent issues the County has experienced regarding the storage of commercial vehicles in residential areas on nights and week - ends and stated perhaps the mini storage facilities could address the need for storage of these vehicles Applicant John Nunziato responded the storage of commercial vehicles is perhaps something he could look at in the future Mr Nunziato stated his operation currently has a small area that people traveling out of town could park their cars ; however , at the moment the operation is at full capacity At the inquiry of Commissioner Wade M Stewart , Mr Nunziato reported he is satisfied with the special conditions Mr Gray reported based on the findings of facts with the special use conditions , the Planning Board recommended approval of the special use application for case 07 - 45 There being no further comments , the Chairman recessed the Special Use Hearing for Case 07 - 45 Decision on Special Use Case 07 - 45 Case 07 - 45 Application to allow for the operation of a mini storage Applicants John and Linda Nunziato Owners James Thurman and Marie S McLamb Based on the following findings of facts and the special use conditions , Commissioner W Ray Woodall moved the Board authorize the Planning Department to issue a special use permit to the applicants , John and Linda Nunziato , to allow for the operation of a mini storage on 136 acres of a 597 acre tract located on NC th Hwy 50 North , approximately 1 10 of a mile north of its intersection with NC Hwy 210 , in Pleasant Grove Township Commissioner Allen L Mims , Jr 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 is providing lighting , fencing , and a security guard will be on the premises Security guard , lighting , and an access controlled development will maintain and promote the health , safety , and general welfare of the public 2 That the use or 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 will be serving the daily convenience and personal service needs of the immediate area Mini storage is a great service and convenience to the patrons by providing a safe and local place to store their items Proposed development is located in a commercialized area with common uses Property is planned to be recombined with tract containing the existing mini - storages 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 ; Mini storage is a public necessity because it will create needed enclosed storage for area residents Giving residents a convenient and easily accessible place to store their items This will free up garage space so it can be used for yard items , toys , etc , thus decluttering the yard and making for a neater , cleaner appearance thus , increasing property values Landscape requirements and updating security measures will maintain the value of contiguous properties PagePage pageNumber8654 March 3 , 2008 – 6 00 pm Continued 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 Conforms to the counties general plan by increasing commercial businesses that are intended to serve the daily convenience and personal service needs of the immediate area and or county wide area Applicant will abide by all Land Development Codes and any requirements as set forth by the board Special Use Conditions 1 The Special Use Permit shall expire with the violation of any Special Use Condition 2 Submission of a detailed site plan for review and approval by the Planning and Zoning Department Staff 3 Installation of at least a Class B buffer along all rezoning lines 3 large trees , 4 small tress , and 12 shrubs every 100 linear feet May leave existing natural vegetation if more intense than the buffer requirement 4 Hours of operation 10am - 6pm Monday - Friday , 10 - 2 Saturdays , and by appointment 5 Area security lighting must meet code and be engineered as to not glare onto adjacent properties 6 Security fencing ie chain link , wood pole around the facility to prevent trespassing , with appropriate landscaped screening of the fencing 7 Signage must comply with Sign Code The Chairman reopened the Rezoning Hearing for Case 07 - 47 Case 07 - 47 Petition to rezone a 428 acre tract from Agricultural Residential AR to General Business - Special Use District GB - SUD located on the southeast corner of NC Hwy 42 East and Thanksgiving Fire Road SR 1720 in O’Neals Township Tax ID 16L05029H Applicant Mani Kurian Owners George K Kolam , Jose K Kolam Pallkattel and Mani Kurian Planning Director Berry Gray stated the petition is to rezone a 428 acre tract from Agricultural Residential to General Business - Special Use District located on the southeast corner of NC Hwy 42 East and Thanksgiving Fire Road in the O’Neals Township Mr Gray noted a special use application is associated with the request to allow for a convenience store with gas pumps , restaurant , auto service center , self service carwash and mini storage He stated the existing zoning is Agricultural Residential and is currently unimproved Mr Gray reported the surrounding zoning is also Agricultural Residential with the corners at the intersection being vacant The Volunteer Fire Department is located to the north , a church to the northeast , and the remaining area is used for residential and agricultural purposes Attorney Bob Spence , on behalf of the applicant , stated the area is clearly a business use area on NC Hwy 42 Mr Spence outlined the subdivided lots at the intersection on an aerial photograph for the Board Mr Spence pointed out three corners of the intersection have been advertised by commercial real estate agents , as commercial lots for sale ; however , he acknowledged the actual zoning is Agricultural Residential Mr Spence stated there is some interest by others to commercially develop the remainder of the intersection Mr Spence reported based on conversations with Planning Board members , he was able to learn that the Planning Board felt the applicant was asking for too many uses on the one site Mr Spence stated , in an effort to address the concerns by the Planning Board , the applicant is now requesting only a convenience store with gas pumps , small restaurant , and possibly an oil change facility Commissioner Allen L Mims , Jr noted the Planning Board had concerns over the fact that no sewer was available nor was an adequate septic field available to properly manage all the uses the applicant was requesting At the request of Commissioner Tony Braswell , Mr Spence reiterated the applicant is revising his request to allow only a convenience store with gas pumps , small restaurant , and possibly an oil change facility Commissioner Wade M Stewart expressed concern with the Board approving the request , and then the applicant possibly experiencing trouble receiving permitting from Environmental Health for the septic field Commissioner Mims pointed out the Planning Board is charged with reviewing the site plan and determining if the uses can be accommodated He noted Larry Sullivan at the Environmental Health Department stated the applicant would not be allowed to put all the originally requested uses on the site in that there was inadequate septic field space Commissioner Mims suggested the revised request should be sent back to the Planning Board for further review David Earp , 6301 NC Hwy 42 East , Selma , stated he is the closest resident to the subject property and he is opposed to the rezoning Mr Earp outlined the proposed site and surrounding properties on a map for the Commissioners and expressed his concerns over possible false advertising at the intersection He stated the intersection is an example of why the County needs a comprehensive land use plan Mr Earp also expressedPagePage pageNumber9655 March 3 , 2008 – 6 00 pm Continued concerns over stormwater runoff issues and stated he would prefer the Board to consider all four corners of the intersection at one time At the request of Commissioner Mims , Mr Earp discussed the history of the ownership of the property and how he believed the property had been subdivided Mr Gray reported the Planning Board recommended denial of Case 07 - 47 from Agricultural Residential to General Business - Special Use District There being no further comments , the Chairman recessed the Rezoning Hearing for Case 07 - 47 Decision on Rezoning Case 07 - 47 - Sent Back to Planning Board for Further Review Case 07 - 47 Petition to rezone a 428 acre tract from Agricultural Residential AR to General Business - Special Use GB - SUD located on the southeast corner of NC Hwy 42 East and Thanksgiving Fire Road SR 1720 in O’Neals Township Tax ID 16L05029H Applicant Mani Kurian Owners George K Kolam , Jose K Kolam Pallkattel and Mani Kurian Based on the applicant’s revised request for the Board to consider only a convenience store with gas pumps , restaurant , and auto service center , Commissioner Jeffrey P Carver moved the Board send rezoning case 07 - 47 back to the Planning Board for further review and recommendations Commissioner W Ray Woodall seconded the motion , which carried by unanimous vote The Chairman reopened the Rezoning Hearing for Case 08 - 02 Case 08 - 02 Petition to rezone 302 acres located at 9809 NC 222 , Middlesex , approximately 1 10 of a mile south of Antioch Church Road SR 1733 in O’Neals Township from Agricultural Residential AR to Agricultural Residential - Special Use District AR - SUD Tax ID 11N03066K Applicant Timothy Broome , Johnston County Public Utilities Owner O’Neals Water District Planning Director Berry Gray stated this was a petition to rezone 302 acres located at 9809 NC 222 , Middlesex , approximately 1 10 of a mile south of Antioch Church Road in the O’Neals Township from Agricultural Residential to Agricultural Residential - Special Use District Mr Gray noted the associated special use permit application is to allow for an elevated water tank to serve the water district Mr Gray indicated the surrounding uses are Agricultural Residential , with a church located nearby Timothy G Broome , PE , Director of Utilities & Engineering for Johnston County , reported the elevated water tank is required for the northern and northeastern portion of the County to ensure proper hydraulics He noted the location was selected based on hydraulic studies and also to minimize the impact on the local community Mr Gray reported the Planning Board recommended approval of Case 08 - 02 from Agricultural Residential to Agricultural Residential – Special Use District There being no further comments , the Chairman recessed the Rezoning Hearing for Case 08 - 02 Decision on Rezoning Case 08 - 02 Case 08 - 02 Petition to rezone 302 acres located at 9809 NC 222 , Middlesex , approximately 1 10 of a mile south of Antioch Church Road SR 1733 in O’Neals Township from Agricultural Residential AR to Agricultural Residential - Special Use District AR - SUD Tax ID 11N03066K Applicant Timothy Broome , Johnston County Public Utilities Owner O’Neals Water District Commissioner Tony Braswell moved the Board approve rezoning case 08 - 02 , to rezone 302 acres located at 9809 NC 222 , Middlesex , approximately 1 10 of a mile south of Antioch Church Road in the O’Neals Township from Agricultural Residential to Agricultural Residential - Special Use District Commissioner W Ray Woodall seconded the motion , which carried by unanimous vote The Chairman reopened the Special Use Hearing for Case 08 - 02 Case 08 - 02 Application to allow for an elevated water tank Applicant Timothy Broome , Johnston County Public Utilities Owner O’Neals Water District Page0656 March 3 , 2008 – 6 00 pm Continued Those wishing to speak on Special Use Case 08 - 02 were sworn in by the Clerk to the Board Planning Director Berry Gray introduced the special use case and stated the request is to allow for an elevated water tank Mr Gray introduced the following summary of evidence into the record A pre - application consultation was held with the applicant for Case 08 - 02 on December 12 , 2007 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 January 15 , 2008 , the Johnston County Planning Board held a public hearing regarding Rezoning Special Use Permit Case 08 - 02 and made the following recommendations Upon a motion by Mr DeLaine , seconded by Mr Edwards and carried unanimously 8 - 0 , the Planning Board , at its January 15 , 2008 meeting , voted to recommend approval of the Special Use Permit request , Case 08 - 02 , based on and subject to the following findings of fact and special conditions 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 The 300,000 gallon elevated water tank will be used to store potable water for customers of the O’Neals Water District Staff The surrounding area is fairly rural in nature with a few nearby homes with majority farmland woodland The establishment of the tank is an important part of providing potable water to the area and will maintain or promote the public health , safety , and general welfare 2 That the use or 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 comply with the Land Development Code and the elevated water tank must be permitted by NCDENR Division of Environmental Health Public Water Supply Staff The site is designed so as to meet the requirements of the Land Development Code 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 elevated water storage tank is a necessity for water supply in the O’Neals Water District Staff The area is fairly rural with a few residential structures A natural vegetative buffer will help separate the differing uses The establishment of the water tank is necessary for the O’Neals water supply 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 All conditions required by the Planning Board or Board of Commissioners will be met Staff Proposal will conform to all requirements of the Land Development Code and any conditions as required by the boards Special Use Conditions 1 The Special Use Permit shall expire with the violation of any Special Use Condition 2 Submission of a detailed site plan for review and approval by the Planning and Zoning Department Staff 3 Class B Buffer required around the fenced area unless existing vegetation is more intense than 3 large trees , 4 small trees , and 12 shrubs every 100 linear feet 4 A security fence and gate shall be provided around the tank site Mr Gray listed and reviewed each of the special use conditions with the Board Timothy G Broome , PE , Director of Utilities & Engineering for Johnston County , reported the Department of Utilities would comply with all the special use conditions Page1657 March 3 , 2008 – 6 00 pm Continued Mr Gray reported based on the findings of facts with the special use conditions , the Planning Board recommended approval of the special use application for case 08 - 02 There being no further comments , the Chairman closed the Special Use Hearing for Case 08 - 02 Decision on Special Use Case 08 - 02 Case 08 - 02 Application to allow for an elevated water tank Applicant Timothy Broome , Johnston County Public Utilities Owner O’Neals Water District Based on the following findings of facts and the special use conditions , Commissioner Allen L Mims , Jr moved the Board authorize the Planning Department to issue a special use permit to the applicant , Johnston County Public Utilities , to allow for an elevated water tank on 302 acres located at 9809 NC 222 , Middlesex , approximately 1 10 of a mile south of Antioch Church Road in the O’Neals Township Commissioner Wade 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 ; The 300,000 gallon elevated water tank will be used to store potable water for customers of the O’Neals Water District The surrounding area is fairly rural in nature with a few nearby homes with majority farmland woodland The establishment of the tank is an important part of providing potable water to the area and will maintain or promote the public health , safety , and general welfare 2 That the use or 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 ; Proposed site will comply with the Land Development Code and the elevated water tank must be permitted by NCDENR Division of Environmental Health Public Water Supply The site is designed so as to meet the requirements of the Land Development Code 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 elevated water storage tank is a necessity for water supply in the O’Neals Water District The area is fairly rural with a few residential structures A natural vegetative buffer will help separate the differing uses The establishment of the water tank is necessary for the O’Neals water supply 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 All conditions required by the Planning Board or Board of Commissioners will be met Proposal will conform to all requirements of the Land Development Code and any conditions as required by the boards Special Use Conditions 1 The Special Use Permit shall expire with the violation of any Special Use Condition 2 Submission of a detailed site plan for review and approval by the Planning and Zoning Department Staff 3 Class B Buffer required around the fenced area unless existing vegetation is more intense than 3 large trees , 4 small trees , and 12 shrubs every 100 linear feet 4 A security fence and gate shall be provided around the tank site The Chairman reopened the Rezoning Hearing for Case 08 - 03 Case 08 - 03 Petition to rezone 228 acres from Agricultural Residential AR to General Business GB located at 10556 Cleveland Road SR 1010 , approximately 2 10 of a mile west of its intersection with Cornwallis Road SR 1525 in Cleveland Township Tax ID 06F04028 Owners Applicants Samuel & Becky Harris Planning Director Berry Gray stated this was a petition to rezone 228 acres from Agricultural Residential to General Business located at 10556 Cleveland Road , approximately 2 10 of a mile west of its intersection with Cornwallis Road in the Cleveland Township Mr Gray noted the current zoning is Agricultural Residential and is used for a residence Mr Gray reported the surrounding zoning is General Business which is currently vacant , and to the east is zoned General Business and used for a farmers market and nursery Applicant Samuel Harris stated he moved on the property 23 years ago and since that time , the area has changed to commercial He noted the area is becoming more of a town environment and he wishes to rezone the property in order to sell the land and move Mr Harris asked the Board to look at the development ongoing in Wake County and consider their growth issues when looking to the future of Johnston County He stated he isPage2658 March 3 , 2008 – 6 00 pm Continued not against progress ; however , he expressed concern as to the proper management of growth in Johnston County Mr Gray reported the Planning Board recommended approval of Case 08 - 03 from Agricultural Residential to General Business There being no further comments , the Chairman recessed the Rezoning Hearing for Case 08 - 03 Decision on Rezoning Case 08 - 03 Case 08 - 03 Petition to rezone 228 acres from Agricultural Residential AR to General Business GB located at 10556 Cleveland Road SR 1010 , approximately 2 10 of a mile west of its intersection with Cornwallis Road SR 1525 in Cleveland Township Tax ID 06F04028 Owners Applicants Samuel & Becky Harris Commissioner W Ray Woodall moved the Board approve rezoning case 08 - 03 , to rezone 228 acres from Agricultural Residential to General Business located at 10556 Cleveland Road , approximately 2 10 of a mile west of its intersection with Cornwallis Road in the Cleveland Township Commissioner DeVan Barbour seconded the motion , which carried by unanimous vote The Chairman reopened the Rezoning Hearing for Case 08 - 04 Case 08 - 04 Petition to rezone a 097 acre tract located at 10790 NC Hwy 210 , approximately 1 10 of a mile east of the intersection of Homestead Road SR 1581 in Elevation Township from Agricultural Residential AR to Community Business CB Tax ID 07F05021 Owners Applicants Delbert & Kenda Richards Planning Director Berry Gray stated this was a petition to rezone a 097 acre tract located at 10790 NC Hwy 210 , approximately 1 10 of a mile east of the intersection of Homestead Road in the Elevation Township from Agricultural Residential to Community Business Mr Gray noted the existing land use is zoned Agricultural Residential with a single family dwelling on the site that is currently being used as a non - conforming real estate office Mr Gray stated the surrounding uses directly to the east is zoned I - 1 Industrial for a small manufacturing facility , across the street is zoned General Business – Special Use District for an auto sales center , and the other surrounding properties are zoned Agricultural Residential for residential purposes Applicant Delbert Richards stated he wished to clarify that the site is not currently being used as a non - conforming real estate office and has fallen into a state of disrepair He noted the property is surrounded on two sides by more intense commercial activity and his intent is to have some type of office facility Mr Richards reported he is working with an architect to determine if the existing facility can be remodeled or if it needs to be demolished and a new facility constructed Mr Gray reported the Planning Board recommended approval of Case 08 - 04 from Agricultural Residential to Community Business There being no further comments , the Chairman closed the Rezoning Hearing for Case 08 - 04 Decision on Rezoning Case 08 - 04 Case 08 - 04 Petition to rezone a 097 acre tract located at 10790 NC Hwy 210 , approximately 1 10 of a mile east of the intersection of Homestead Road SR 1581 in Elevation Township from Agricultural Residential AR to Community Business CB Tax ID 07F05021 Owners Applicants Delbert & Kenda Richards Commissioner W Ray Woodall moved the Board approve rezoning case 08 - 04 , to rezone a 097 acre tract located at 10790 NC Hwy 210 , approximately 1 10 of a mile east of the intersection of Homestead Road in the Elevation Township from Agricultural Residential to Community Business Commissioner DeVan Barbour seconded the motion , which carried by unanimous vote The Board took a five minute recess Page3659 March 3 , 2008 – 6 00 pm Continued 3 Public Hearing Land Development Code – Section 14 - 257 – Standards – o Special Use Permit ; Wireless Communication Receiving Transmitting Towers - Advertised – In The Smithfield Herald – February 22 , 2008 and February 26 , 2008 Chairman Cookie Pope opened the public hearing and stated the hearing is to consider public comment on the possible amendment to the County Code of Ordinances Section 14 - 257 – Standards – o Special Use Permit ; Wireless Communication Receiving Transmitting Towers Richard Bolyard , 405 Scotts Ridge Trail , Apex , addressed the Board and indicated he was also speaking on behalf of his mother , who lives at 3047 Jack Road Mr Bolyard submitted the following five bullets titled “ The cell tower process has taught us these lessons ” for the Board’s review • The cell tower process is broken and will remain broken until neighboring property owners are treated as “ stakeholders ” or as a client with equal partnership • Neighboring property owners are most impacted and least protected • Neighboring property owners deserve to know the impacts created by a “ special use ” permit versus after a site is operational • Neighboring property owners cannot take the “ special use ” permits for granted You cannot look to somebody else for your own protection • The cell tower process should treat neighboring property owners as neighbors Mr Bolyard further submitted and reviewed with the Board the following points in a handout titled “ Recommendations to Improve the Cell Tower Process ” Mr Boylard stated the points should be considered by the County regarding the cell tower process and noted he is looking for a partnership with all parties and to include neighboring property owners as part of that partnership • Appeals Process provide an appeals process where folks most impacted would not need to seek court action as a sole means of relief ; other avenues more suitable or client oriented • Provide Greater Setback provide a greater setback of cell tower sites from neighboring property • Noise address noise concerns created by the cell tower site ; collective impact of all wireless carriers and at existing sites • Neighboring Property Owners as Stakeholders include neighboring property owners as stakeholders and equal partners or clients in the process • Problems at Existing Sites “ grandfathering or forgiving all problems at existing sites ; impacts should not have a timeline past , present , future ie noise , visual , erosion , additional carriers • Stealth Technology consider technology for areas with highest and best use , why exclude low density homes , preservation of family farms , century farm families , rural character , maintain the least obtrusive site , investment in our future This type of technology should always be considered for cell tower sites ; input from neighbors • Affording Waivers abandon the use of waivers unless a variance is given by a Board • Impact of All Carriers the impact of a cell tower site should consider all wireless carriers not just one ie visual , noise • Visual Approval What is the standard or benchmark Who sets the standard ; the County or the applicant When does the visual inspection take place Suggest cell tower sites within a 10 mile radius be used as a statement of fact and visual inspection should take place after the site is constructed • Visual Impact Assessment all visuals of the proposed site cell tower site should be compared to the as - built site to determine if they are fair representations or findings of fact Photos should be taken from neighboring property lines Suggest an existing tower site within close proximity be used as a comparison , of like kind Consideration should be given for foliage , tree harvesting , change of land use , adjoining property lines , input from neighboring property owners , etc Liz Hill of American Tower Corporation and representing the Carolinas Wireless Association informed the Board that her staff has been reviewing the proposed amendments ; however , the key staff individual has been hospitalized due to illness and could not attend the meeting Ms Hill requested the Board to consider th holding the public hearing open until the April 7 meeting County Attorney Mark Payne confirmed that staff has been in discussions with American Tower Corporation regarding the proposed amendments , and he advised it would be appropriate to hold the public hearing open until April , per Ms Hill’s request Further , Mr Payne noted the concerns raised by Mr Bolyard also warranted additional review Page4660 March 3 , 2008 – 6 00 pm Continued Rusty Monroe with The Center for Municipal Solutions , cell tower consultant for the County , agreed with Mr Payne that Mr Bolyard’s comments should be taken into consideration and he would save the majority of his comments until the April meeting Public Hearing Held Open Until April 7 , 2008 6 00 pm Meeting Commissioner Allen L Mims , Jr moved the Board hold the public hearing open until the April 7 , 2008 6 00 pm Board of Commissioners meeting Commissioner Wade M Stewart seconded the motion which carried by unanimous vote 4 Public Hearing Land Development Code – Section 14 - 632 - Planning Board – a Establishment of the board ; qualifications Chairman Cookie Pope opened the public hearing and stated the hearing is to consider public comment on the possible amendment to the County Code of Ordinances Section 14 - 632 – Planning Board – a Establishment of the board ; qualifications Planning Director Berry Gray reported the Planning Board recommends approval of the amendment which would allow the ordinance to mirror that of the current membership He noted the amendment would allow for nine voting members , one ex - officio member representing the Board of Commissioners , and one ex - officio member representing the Board of Education There being no further comments , the Chairman closed the public hearing Commissioner DeVan Barbour moved the Board adopt the following amendment to the County Code of Ordinances – Section 14 - 632 – Planning Board – a Establishment of the board ; qualifications , as presented Commissioner W Ray Woodall seconded the motion , which carried by unanimous vote Section 14 - 632 – Planning Board a a Establishment of the board ; qualifications A planning board is hereby established consisting of nine ten voting members and one representative from the board of county commissioners and one representative from the board of education who will serve as a nonvoting , ex officio members All members shall reside within the county and shall be appointed by the board of commissioners 5 Manager Reports and Comments A Review of Recommendations from the Blue Ribbon Committee At the Board’s request , County Manager Rick Hester briefly reviewed the recommendations from the Blue Ribbon Committee report and outlined any actions that the Board has either taken or could consider related to each specific recommendation , as follows He noted the most overriding recommendation was the development of a comprehensive land use plan Finance Workgroup Recommendations • Continue to encourage growth in Johnston County The Board has said that the County should grow and has not discouraged new growth • Change the current practice of property revaluations from an eight - year cycle to a four - year cycle with a revenue - neutral pledge To be determined • With the recent change in the law , it is recommended that the Board of County Commissioners allow the citizens of Johnston County to vote either for the land transfer fee or the increase in sales tax , with any new monies dedicated to school construction or debt service The Board has allowed the vote , which was defeated • Create a county concurrency committee that would consider the financing of water and sewer , fire and rescue , schools , roads , solid waste , drainage , and parks Page5661 March 3 , 2008 – 6 00 pm Continued Some of these items would be incorporated into a comprehensive land use plan Further , a review committee is currently in place and works with the Planning Department staff as well as the Planning Board Growth and Infrastructure Workgroup Recommendations • Every resident of Johnston County should have access to a safe and reliable source of drinking water The Board has addressed a safe and reliable source of drinking water through the creation of the water districts and the ongoing expansions of the water infrastructure system • The current use of on - site wastewater disposal systems for unincorporated areas of Johnston County should continue and all residential development outside of the municipal limits should be restricted to this method of wastewater disposal The County has in place a Residential Sewer Service Policy , which can be amended at the Board’s discretion • The most likely threat to quality of life and sustained quality growth comes from the degradation of quality school facilities Involvement by local citizens , community leaders , and other governmental agencies should be considered in making school site selection Community schools , as a concept , must be a higher priority 1 The Board of Education takes the lead on new school locations ; 2 Regarding degradation