September 17, 2019 - Planning Board Full Packet

Johnston County Planning BoatdSeptember 17, 2019-600 PMCommissioners Meeting Room-County CourthouseSmithfield, North Carolina1 PLEDGE OF ALLEGIANCE2 APPROVAL OF THE MINUTESFlom the August 20, 2019 Planning Boatd Meeting600pm Subdivision Review3 SUBDMSIONS Speakels to be Swom In• Ilalclay Villa, Inc 396 acres, 3 lots NC 210 Hwy between Lake Magnolia Way andLangdon Farms Dr in Smithfield Township• The Dam Yald 811 acres, 8 lots NC Hwy 231 I4th of a mile west of CoveredBridge Rd in ONeals Township• Franklin Wade Eason 381 acres, 3 lots 1009 Browns Dairy Rd in Selma Township• Johnson Tract 5956 acres, 60 lots 11915 Raleigh Rd just nmth of Johnsons ChapelRd in Elevation Township600pm 0l aftel Public Healings4 REZONING AND SPECIAL USE CASESCASE 17-22 MODRezoning Petition Petition to modify a special use of575 acres located at11230 Covered Bridge Rd in the Wilders Township that currently is zonedGeneral Business-Special Use District GB-SUDTax ID 11 L03025Ownel Ned B ColemanApplicant Ned B ColemanSpecial Use Petition to modify special use to allow for storage Buildings and Boat,Vehicle, and RV storageCASE 19-19Rezoning Petition Petition to rezone 625635 acres located on Rains Mill Rdeast of Princeton-Kenly Rd in Boon Hill Township from AgriculturalResidential AR to Industrial 2 - Special Use District 12-SUDTax ID 04Q07020E, 04Q07009, 04Q07005F, 04Q07005N, 04Pl0199B,04Q07021B, 04Q07011A, 04Q07020, 04Q07023, 04Pl0033C,04Pl0033D, 04Q07013B, 04Q07014COwner Norwood Mark Holland othersApplicant Hanson Aggregates Southeast, LLCSpecial Use Permit To allow for MiningQuarry Operation; Extraction of EarthProducts5 DISCUSSION ITEMS6 INFORMATIONITEMSA Building Penni TrendsB SubdivisionFee in Lieu StatsC Zoning Case Summa1yD Monthly Activity Repo1tE Johnston County School Data7 NEXT MEETING October 15, 2019-6pm8 ADJOURNMENTDRAFTMEETING OF THE JOHNSTON COUNTY PLANNING BOARDTuesday, August 20th, 2019 600 pmThe Johnston County Planning Board met in regular session on Tuesday, August 20th,2019 at 600 pm in the County Commissioners Meeting Room, Johnston CountyCourthouse Annex, Smithfield, NC with the following membersPresent Allan DeLaine, Larry Massengill, Rick Sapir, Russell Creech, Scott Smith,Nicole Hackler, Marsha Stewart, Adam CaldwellAbsent Will Letchworth, BOCC Representative, BOE RepresentativeAlso present Braston Newton, Director; Todd Marr, Planner; Jamie Beitel, Planner;Jennifer Slusser, County AttorneyChairman DeLaine opened the meeting at 600 pm with the Pledge of Allegiance led byMr SapirMs Hackler made a motion to approve the July 16th, 2019 Planning Board Minutes,seconded by Ms Stewati and carried by a unanimous vote of7-0Speakers were sworn inSubdivisionsDaniel Farm Lot Addition SubdivisionOwner Daniel-Lan Development, LLC Stephen Buffkin Family PartnershipDeveloper Daniel-Lan Development, LLCSurveyor Dalton Engineering Associates, PAAcreageLots 17187 acres, 46 additional lotsTax ID# 13E05003A 13E05003ELocation NC 210 Hwy 12 ofa mile west of its intersection with 1-40 in Pleasant GroveTownshipMr Marr introduced the case and referenced the information listed above He added that210 lots have already been approvedMr Smith asked about the 210 lots and if they were served by sewerMr Newton replied that was correct, those were served by sewer and they were on thenorth side of NC 210 for the most part with a few on the south side The underlyingzoning was IHI for those particular lots but these do not have that IHI zoning and will beserved by septicMr Marr stated they are not petitioning to rezone for sewerIMr Jerry Dalton, Engineer, stated this came before the Board a while back and it waspart of a rezoning application that was approved He added it is in the IHI and it will beon sewer There was some land traded with Mr Buffkin and it was included in the TIAoriginally There has been some confusion as to whether it has ever been approved sothey are here to clear up some paperwork The total is 256 lots, he addedMr Smith asked about the street that was in the original approvalMr Dalton replied that the lots have been moved to the north side and there are IO lots onthe south side that are not included in the 256 number The Buffkin land is included in the256 and the larger IO lots are separate He continued that everything has already beenapproved for sewer and curb and gutter and the only reason they are here is to get thepaperwork rightMr Smith stated so the staff report that shows septic systems is not trueMr Dalton replied that was correct, that is not true The site plan for the additional lotswas brought in at the same time as the rezoning, He added that the interpretation haschanged over the yearsMr Newton explained the rezoning process and that zoning is not conditional based onsite plan The special use process is contingent on the site planMs Hackler stated that the staff report was incorrect and that was why they wereconfusedMr Marr replied that the application that was submitted was correct and it was a stafferror on the staff report He added that will be fixed in the morningStaff recommendation is for preliminary approvalUpon a motion by Mr Caldwell to approve Daniel Farm Lot Addition Subdivision,seconded by Mr Creech, the Planning Board approved Daniel Farm Lot AdditionSubdivision with a unanimous vote of7-0, at the August 20th, 2019 Planning BoardMeetingConditions and Requirements[Planning]I Complete flood plain information2 Metes bounds3 Certifications4 Entrance sign street signs5 Street name approval6 All lots shall access internal streets7 Cul-de-sac lots must have 40 road frontage8 Complete improvements or provide performance guarantee29 Reserve 20 future right-of-way along NC 210I 0 Provide final plat Street Disclosure Statement Certificate for streetmaintenance DM Sec 7, L item 811 Show to whom open space is dedicated12 Provide 20 fee simple access to open space13 Provide utility easements along all lot lines in accordance with LDC Sec 14-75 d 314 Update TIA to account for added lots and make needed improvements15 Coordinate with the US Postal Service for the design of and utilization ofcluster box mail receptacle unitsa CBU shall not impede the flow of trafficb CBU shall not obstruct the operation and maintenance of utility servicesc CBU shall meet ADA and Fire Code requirements[Environmental Health]16 Approval of all lots for onsite sewage disposal or statement for eachunapproved lot[NCDOT]17 A driveway permit and subdivision design approval must be obtained prior toconstruction18 All design aspects of the plans shall comply with the current NCDOTStandard Specifications for Roads and Structures, NCDOT Subdivision RoadsMinimum Construction Standards, and Policy on Street and Driveway Accessto North Carolina Highways19 It will be determined at the time the driveway permit application is submittedif any road improvements will be required[Public Utilities]20 Stormwater Statement Required21 Stonnwater Erosion Control Permits Required22 Wetlands should be delineated and shown on the plan if any are present aswell as any jurisdictional features Please provide an e-mailletter ofconcurrence or jurisdictional determination from USA CE23 Provide the appropriate permits for any stream crossings or wetland impacts24 Potential buffers located on property not shown on plan- Buffer call will needto be completed if not done so already or the buffer will need to be shown onthe plan Provide buffer call with plan submittal3Steven and Donna Kinnard SubdivisionOwner Vann NewkirkDeveloper Steven Donna KinnardSurveyor Alsey J Gilbert, PLSAcreageLots 669 acres, 5 lotsTaxID#llL03017ALocation Eatmon Rd SR 1738 I4th of a mile south of Covered Bridge Rd Road inONeals TownshipMr Marr introduced the subdivision and referenced the information listed aboveMr Alsey Gilbet1, Surveyor, stated there is some wet area in the back and these lots will belarger road front lots There is a larger lot in the back and there will be one shareddrivewayThere was no further discussionStaff recommendation is for preliminary approvalUpon a motion by Ms Hackler to approve Steven and Donna Kinnard Subdivision ,seconded by Mr Massengill, the Planning Board approved Steven and Donna KinnardSubdivision with a unanimous vote of 7-0 at the August 20th, 2019 Planning BoardMeetingConditions and Requirements[Planning]1 Complete flood plain information2 Metes bounds3 Ce11ifications4 Entrance sign street signs5 Street name approval6 All lots shall access internal streets7 Cul-de-sac lots must have 40 road frontage8 Complete improvements or provide performance guarantee9 Provide final plat Street Disclosure Statement Certificate for streetmaintenance DM Sec 7, L item 810 Show shared driveway access easement and provide statement for sharedmaintenance on Final Plat11 Fee-in-lieu of open space shall be paid prior to recording12 Provide turnaround for Emergency vehicles at end of 400 drive13 Provide utility easements along all lot lines in accordance with LDC Sec 14-75 d 314 Coordinate with the US Postal Service for the design of and utilization ofcluster box mail receptacle unitsa CBU shall not impede the flow of traffic4b CBU shall not obstruct the operation and maintenance of utilityservicesc CBU shall meet ADA and Fire Code requirements[Environmental Health]15 Approval of all lots for onsite sewage disposal or statement for eachunapproved lot[NCDOT]16 A driveway permit and subdivision design approval must be obtained prior toconstruction17 All design aspects of the plans shall comply with the current NCDOTStandard Specifications for Roads and Structures, NCDOT Subdivision RoadsMinimum Construction Standards, and Policy on Street and Driveway Accessto North Carolina Highways18 It will be determined at the time the driveway permit application is submittedif any road improvements will be required[Public Utilities]19 Property is located within ESA and limited to 12 impervious area withoutstormwater management20 If over an acre is to be disturbed cumulatively, an erosion control permit willbe required21 Stormwater Statement Required22 If 17,000 SF or greater of impervious area is intended to be addedcumulatively, a stormwater permit will be requiredMeyer Farm SubdivisionOwner William Margaret FornoffDeveloper Riley Walker Development, LLCSurveyor Adams Hodge Engineering, PCAcreageLots 4412 acres, 38 lotsTax ID # 04Q06190Location Sunshine Rd SR 2360 at its intersection with Princeton-Kenly Rd in BoonHill TownshipMr Marr introduced the subdivision and referenced the information listed above Reversefrontage buffer is required for all lots along Princeton Kenly RdMr Nick Robinson, Attorney representing the Developer, stated that he has practiced landuse law for over 23 years He called Mr Donnie Adams as the first person to testify5Mr Donnie Adams, Engineer, stated that he has designed subdivisions for over 20 years,many of them in Johnston County He explained there is one internal street that has a smallcul-de-sac They have provided the lots in the best locations due to the soils and they domeet DOT standards for the streets He added they are limited to 15 impervious area anddo not expect any issues with thatMr Bill Harris, IOI Sunshine Rd, stated that he is not opposed to this development but hedoes have some concerns with flooding He is on the north side of the stream and it floodson a regular basis It has washed into Sunshine Rd several times and Princeton Kenly Rdhas runoff issues that need addressing, he continued He stated there are several hundreddump trucks along Princeton Kenly Rd every day and there is a blind curve there atSunshine Rd He is concerned about the extra vehicles as well as reducing the speed limitin that areaMr Robinson stated there is a stormwater management plan in place to assist with therunoff He also added the roadway issues could be addressed with NCDOTMr Adams added that they have completed the stonnwater management plan as theCounty requires They will work with DOT on the driveway permit and make sure all rulesare followedStaff recommendation is for preliminary approvalUpon a motion by Mr Massengill to approve Meyer Farm Subdivision, seconded by MsHackler, the Planning Board approved Meyer Farm Subdivision with a unanimous voteof7-0 at the August 20th, 2019 Planning Board MeetingConditions and Requilements[Planning]I Complete flood plain information2 Metes bounds3 Certifications4 Entrance sign street signs5 Street name approval6 All lots shall access internal streets7 Cul-de-sac lots must have 40 road frontage8 Complete improvements or provide performance guarantee9 Provide final plat Street Disclosure Statement Certificate for streetmaintenance DM Sec 7, L item 810 Provide reverse frontage lot buffer along Princeton-Kenly Rd11 Fee-in-lieu of open space shall be paid prior to recording12 Provide utility easements along all lot lines in accordance with LDC Sec 14-75 d 313 Coordinate with the US Postal Service for the design of and utilization ofcluster box mail receptacle unitsa CBU shall not impede the flow of traffic6b CBU shall not obstruct the operation and maintenance of utility servicesc CBU shall meet ADA and Fire Code requirements[Environmental Health]14 Approval of all lots for onsite sewage disposal or statement for eachunapproved lot[NCDOT]15 A driveway permit and subdivision design approval must be obtained prior toconstruction16 All design aspects of the plans shall comply with the current NCDOTStandard Specifications for Roads and Structures, NCDOT SubdivisionRoads Minimum Construction Standards, and Policy on Street and DrivewayAccess to North Carolina Highways17 It will be determined at the time the driveway permit application is submittedif any road improvements will be required[Public Utilities]18 Stormwater Statement Required19 Stormwater Erosion Control Permits Required20 Wetlands should be delineated and shown on the plan if any are present aswell as any jurisdictional features Please provide an e-mailletter ofconcurrence or jurisdictional determination from USA CE21 Provide the appropriate permits for any stream crossings or wetland impactsPierce Rd SubdivisionOwner GP Sherrill, Patricia Matthew Pearce, G Paul Sherrill, Jr, RAS LLC, Highway42 Assoc LLCDeveloper CroslandSurveyor Wm G Daniel AssocAcreageLots 10901 acres 9341 residential, lots 176, maximum allowed 654 unitsTax ID# 06E03003D, 06D0l007B, 06D01023B, 06E030031, 06E02006N, 06D01008BLocation Located on Pierce Road SR 1546 west of its intersection with ClevelandRoad SR 1010 in Cleveland TownshipMr Marr introduced the subdivision and referenced the information listed above He addeda p01tion of this property lies within the Environmentally Sensitive AreaMr Newton added that the runoff drains into Swift Creek thus the reason for the ESAMs Hackler asked about Road E and how it ties inMr Marr stated that road was pmt of a different subdivision, Belvc Drive and it runs intoCleveland Rd The entrance is in Wake County7Mr Steven Carson, Bateman Civil Surveying, stated they have explored a connection tothe Cleveland Oaks Subdivision but they do not have to if the Board had rather they notHe added they do meet the threshold of 15 for impervious area DOT has mentionedconcerns with the entrance and asked us to check the site distance triangles, they haveand they do work There are some wetlands in the area which will affect Lots IO and 11as shown on the map, he concludedMr Smith questioned the stuboutsMr Carson stated one is a private road and the other is public and state maintained,which is the one that can be tied inMr Newton stated that Belve Drive does not appear to be a state maintained roadaccording to the NCDOT website Lynnfield Lane is state maintainedThere was brief discussion by the board on the connectivity and the confusion concerningitMr Carson stated that the original intent was to tie in to Belve due to the ease of layout,even though it is privateMs Hackler asked if they anticipated having two entrancesMr Carson stated the main entrance would be off Pierce Rd and a secondary entrance isnot required The additional changes to the plan will be to add a IO landscape bufferwhere they adjoin neighboring lots There will be an HOA, he continued If theconnection is not what the Board wishes then they are willing to do away with theconnectionMs Stewart asked about permission to connect to BelveMr Newton replied they can connect to a private road if they have written, legalpermission to do so from the ownerMr Robert Turner, 204 Elam Ct, in Cleveland Oaks Subdivision, stated that he hasconcerns with traffic and road maintenance There are safety issues with the connectionto Belve Drive The developer is no longer in business but still maintains it for now Theproperty owners should not have to look after the road to another subdivision He addedtheir subdivision, Cleveland Oaks, has been completed since 2005 and this connectionwill change the character of the existing subdivision He continued that the cross traffic isnot a good idea in that area with high traffic counts already Law enforcement issues arealso a concern, he concludedMr Jason Ambrose, IO I Ila Place, had concerns with schools as there are trailers alreadybeing used He has concerns with the density as well and homes on small lots8Mr Donny McHenry, 805 Pierce Rd, stated he is for development, however, hasconcerns with the construction entrance The tractor-trailer on site last week, he added,that was out there to perk for the land, blocked that entire road as it is only a one-car pathThe road needs to be built up before they start using that private road and it needs to bewidened, he statedMs Stewmt asked about the private easementMr McHenry replied that it is for the four homes on that easement He added theytrespassed on his land and messed up his front yard He has worked hard to maintain thatroad and his propertyMr Carson stated the construction entrance will be at the main entrance on Pierce Rd Headded the drill trucks were not supposed to be on that easement for the preliminary workHe will make sure this will not be a problem againMs Mary Bain, 219 Lynnfield Lane, stated that she lives in the very last house that willbe touching where the new subdivision will be She has the same school concerns asothers have mentioned as well as the connection through Lynnfield Lane She wonderedwhere the houses and the septic systems will be There is swamp land in that area that is aconcern for septic, she concludedMr Carson replied that the lots and the septic areas may change before the final plat isrecorded The existing trees that are on site in that 10 ft area adjoining other homes willstay The lot numbers along Ms Bains property are Lots 6-10 He reiterated that they arefine with no connectionMr DeLaine stated there are good reasons for connectivity, mainly for fire and rescue incase there is an accident on one of the main roads then the people living in thesubdivisions can still access their homesMr Turner stated that 540 will be accessed near this subdivision as well and theconnectivity will cause even more trafficMr Shaun Farrell, 133 Belve Drive, stated there was no HOA in Cleveland Oaks andpeople park on the sides of the roads currently That will be a problem if traffic is putthrough there There is also concern with how DOT puts in the turn lanes on Clevelandand Pierce as there will be a need for a U-Turn to get back to the subdivisionMr Robert Novak, 19 Elam Court, feels that this will make the area unsafe He believes agate could be put up at the dead end for security and give the fire department rights to itshould there be an emergency The road is narrow, he concludedMr Carson replied that they would be fine with a gate to put up He added there are goodsoils on LynnfieldMr Smith stated he believes they need to get rid of Lot 5 and connect through Lynnfield9Mr Newton replied there is no connection required in the Land Development CodeMs Slusser stated that being less than I 00 lots the Board cannot require them to do aconnectionMr Massengill stated that the ordinance does request the development of stubouts andconnectivityThere was brief discussion by the board on what the end of the subdivision would looklike if they did not allow access through BelveStaff recommendation is for preliminary approvalUpon a motion by Ms Hackler to approve Pierce Rd Subdivision with the addition of#14 condition to state no connection to Belve Drive and a 10 Class A buffer as requiredby Johnston County for all adjoining lots with existing homes, seconded by Mr Sapir, thePlanning Board approved Pierce Rd Subdivision with a unanimous vote of7-0 at theAugust 20th, 2019 Planning Board MeetingConditions and Requirements[Planning]I Complete flood plain information2 Metes bounds3 Ce1tifications4 Entrance sign street signs5 Street name approval6 All lots shall access internal streets7 Cul-de-sac lots must have 40 road frontage8 Complete improvements or provide performance guarantee9 Provide final plat Street Disclosure Statement Certificate for streetmaintenance DM Sec 7, L item 8I 0 Show to whom open space is dedicated11 Provide 20 fee simple access to open space12 Provide utility easements along all lot lines in accordance with LDC Sec 14-75 d 313 Coordinate with the US Postal Service for the design of and utilization ofcluster box mail receptacle unitsa CBU shall not impede the flow of trafficb CBU shall not obstruct the operation and maintenance of utility servicesc CBU shall meet ADA and Fire Code requirements14 Road E have no connection to Belve Dr in Cleveland Oaks SD15 Class A landscape buffer to be installed on all lots adjoining adjacentdevelopment subdivision properties to Pierce Rd Trnct[Environmental Health]1016 Approval of all lots for onsite sewage disposal or statement for eachunapproved lot[NCDOT]17 A driveway permit and subdivision design approval must be obtained prior toconstruction18 All design aspects of the plans shall comply with the current NCDOTStandard Specifications for Roads and Structures, NCDOT Subdivision RoadsMinimum Construction Standards, and Policy on Street and Driveway Accessto North Carolina Highways19 It will be determined at the time the driveway permit application is submittedif any road improvements will be required20 I 00 Intemal Protection Stem required for lot 44 on preliminary plan[Public Utilities]21 Stormwater Statement Required22 Stonnwater and Erosion Control Permits Required23 Wetlands should be delineated and shown on the plan if any are present aswell as any jurisdictional features Please provide an e-mailletter ofconcurrence or jurisdictional determination from USACE24 Potential buffers located on property not shown on plan-Buffer call will needto be completed if not done so already or the buffer will need to be shown onplan Provide buffer call with plan submittal Soil map shows bufferextending further into site than shown on the plan Starting point should beconfirmed by buffer call25 A p01tion of the property is located within the ESA and limited to 12impervious area without stormwater management26 Provide the appropriate permits for any stream crossings or wetland impacts Items in bold wele lequested by the Planning Boald duling the meeting andaccepted by the ApplicantThele was a blief bleakRezoningsCase 04-30 - Modification 2 - Rezoning PetitionOwner Barnett Middle Creek, LLCApplicant Mavis Tire Supply, LLC Julie ShihAcreage 78 of an acreTax ID #06D02016ULocation 7277 NC Hwy 42 in Cleveland TownshipSpecial Use Petition to modify special use to allow for an automotive service station11Mr Marr introduced the case and referenced the information listed above The firstmodification has sunset, as it never came to fruitionMr Wyatt Bone, Bohler Engineering, stated that he was present to answer any questionsbut did not have anything to add to staffs introductionThere was no discussionStaff recommendation is for approvalUpon a motion by Ms Stewart to approve Case 04-30 Modification 2, seconded by MrCaldwell, Case 04-30 Modification 2 was approved by a unanimous vote of 7-0 at theAugust 20th, 2019 Planning Board MeetingFinding of Facts for the Special Use PermitI That the use or development is located, designed, and proposed to be operatedas to maintain or promote the public health, safety, and general welfare;Applicant The property has been granted site plan approval for ashopping center consisting of a grocery store of approximately 49495square feet, in line shops of 24,000 square feet, a bank of approximately4,200 square feet and a convenience store with gasoline pumps The bankand convenience store with gasoline pumps occupies an outparcel, whilethe remainder of the uses are on one parcel The proposed special usepermit would permit the development of one additional outparcel to housean automotive service station, The cente1· has been designed to meet therequirements of Johnston County with regard to access to Hwy 42 andHwy 50, appropriate buffering of the abutting properties, requiredpalldng, and the required environmental improvements, such asstormwater retention and protection of the wetland The uses proposed forthis center will provide a convenient location for the residents of the area tomeet their daily shopping needs, without having to travel to the congestedtraffic area surrounding the 1-40 interchange, thereby reducing travel timeand increasing the opportunity for nearby residents to shop by meansother than vehicular transportation, including on foot and by bicycle Theaddition of one outparcel for a automotive service station is in conjunctionwith the approved site plan for the shopping center, will be operated tomaintain the publics health, safety, and general welfare All countyagencies have approved their current site plan and will ensure the same isdone for a revised plan2 That the use of development appears to comply with all required use andintensity regulations of A1iicles II IV of the Johnston County LandDevelopment Code and the applicable specific standards in section 14-257 andwith all applicable regulations;Applicant The proposed use of the property, as a shopping center with12three outparccls, complies with all of the requirements of the LandDevelopment Code and other ordinance and regnlations, including stateand federal regulations The shopping center and two ontparcels havereceived site plan approval and this request merely creates an additionalontparcel, while not increasing the land area of the center Should thepropc1-ty 1·emain as one parent parcel and two outparcel, or be subdividedinto one parent parcel and three outparcels, the impact of the developmenton the surrounding properties will remain the same Only the proposeduse of the property is under consideration for amendment, not thedevelopment of the overall property The proposed additional use fit wellwith the intensity and allowable uses within the existing General BusinessZoning District The shopping center along with the outparcels willprovide a daily convenience for the needs within the immediate area, aswell as countywide3 That the use or development is located, designed, and proposed to be operated soas to maintain or enhance the value of contiguous prope1iy, or that the use ordevelopment is a public necessity;Applicant The addition of this one outparcel to the approved shoppingcenter will not have a negative effect on the neighboring properties Theapproved shopping center adds value to the area by providing shoppingopportunities that meet the daily needs of the surrounding neighborhoodswithout requiring the residents to travel to the busy 1-40 interchange areaThe addition of the one planned outparcel will permit further services to beoffered to the surrounding community Landscape buffering requirementsfor this shopping center are 2x and lSx the normal requirements for a GBzoning district This will provide an ample buffer to maintain or enhancethe value of contiguous properties4 That the use or development conforms with general plans for the physicaldevelopment of the Countys Plam1ing jurisdiction, the Design Manual, or otherdevelopment policies as adopted by the Board of CommissionersApplicant The approved shopping center meets all of the requirements ofthe applicable codes, plans, and ordinances The general business zoningclassification is appropriate for the planned center The additionaloutparcel will meet the requirements of the applicable codes amlordinances as well The approved shopping center plans included twoareas that were left undeveloped no parking, no building, no other useplanned, so this additional outparcel was contemplated in the originaldesign of the center The approved shopping center plans provide utilitiesand stonnwatcr management for this planned outparccl as well, so thisoutparccl merely completes the original plans for the center The proposeddevelopment will comply with all codes and regulations along with anyrequirements as placed by the board The use has also been previouslyapproved but was failed to get recorded in timeSpecific Land Uses APPLICANT Automotive Service Station13Special Use Conditions1 Permitted Uses Automotive service station be added to the previously approvedusesCase 19-14-Rezoning and Special Use Petition -Agriculture Residential AR toAgriculture Residential Special Use District AR-SUDOwner William Henry Ford SpouseApplicant Steel Bridge Crossing, LLCAcreage 7446 acresTax ID# 05E01007CLocation 4150 NC Highway 42 West in Cleveland TownshipSpecial Use To allow for a mixed use-Planned Unit DevelopmentMr MmT introduced the case and referenced the info1111ation listed above This was on theagenda last month and was tabled until the TIA was complete, he added This will be amixed use development with 6 dwelling units per acre and this is within the sewer servicearea He concluded that the full TIA is in the packetMr Jerry Dalton, Dalton Engineering, was present to answer any questions He added thatthis TIA was the same as the last TIA but the bom·d requested a new one due to thecommercial pmtion and what it might do to the traffic They have met with the adjacentowners as well as staff during the past month to make sure the sewer connection is in orderMr Caldwell asked about the 50 driveway connectionMr Dalton responded it was for future development although the constrnction on NC 42has changed since the board looked at this previously Lots sizes are 50x 120, 3 per acreroughly, he concludedMs Hackler asked about Street A and how close it is to CornwallisMr Dalton replied that it is about 2,000 feet He would love to have a stop light thereeventually but nothing is planned He discussed the connectivity through the Thorntonprope1ty on the east side and that would tie in with two commercial parcels DOT willrequire a stem to NC 42, he stated He added there will be right-in, right-out, onlyThere was lengthy discussion by the board on access and connectivity and the need for astop lightMs Hackler asked about the build out timeframeMr Dalton stated 3-4 years14Mr Brian Coats, 4335 NC Hwy 42, has concerns with the ROW, gas lines, sewer lines andthe existing traffic The lines for the gas and sewer are not shown, he statedMr Newton replied that the pipeline is at the rear of the property, beyond any areas ofimprovementStaff recommendation was for approvalUpon a motion by Mr Creech to approve Rezoning Case 19-14, seconded by MsHackler, Rezoning Case 19-14 was approved by a unanimous vote of 7-0 at the August20th, 2019 Planning Board MeetingMr Marr read the Special Use ConditionsMr Sapir wanted to clarify that as long as this remains a 2-lane road then it is a right andleft turn lane but when it becomes a 4-lane road then it will be a right in and right outonlyMr Newton stated that was correct and had been agreed upon by the applicant andNCDOTMr Smith asked about the mail kiosk in the commercial development portionMr Newton stated that its location was subject to approval by the USPSMs Stewart was curious why no one was discussing public facility amenities, emergencyservices and school issues Everything is overcrowded in this area, she added, and theseare issues that need to be discussed If these things are not in harmony then the boardshould discuss these issuesMs Slusser inte1jected that those things are normally discussed during the legislativeportion of the hearing The Findings of Facts will have the information you are looking,she addedMs Allison Marshall asked if Cornwallis Rd allowed U-turns She does not think thereare enough roadway area thereMr Caldwell stated if they only allow right in and right out then you would have to go upand make a U-turn He does not think this should be limitedMr Sapir stated he does not think the restrictions need to be there until the NC 42widening is completeMs Hackler stated that it is safer to do right turns only instead of left turn into trafficThere was no further discussion15Upon a motion by Ms Hackler to approve the Special Use Conditions for Rezoning Case19-14 as written, seconded by Mr Creech, the Special Use Conditions for Rezoning Case19-14 was approved by a unanimous vote of 7-0 at the August 20th, 2019 Planning BoardMeetingFinding of Facts for the Special Use Permit1 That the use or development is located, designed, and proposed to be operated so as tomaintain or promote the public health, safety, and general welfare;Applicant The acreage that is being proposed to be developed within the subjectparcels is located outside of the 100-year floodplain The 1·esidential lots would beserved by both public water and sanitary sewer The utility extensions would bedesigned to Johnston County Public utilities standards with the intention of thecounty accepting and maintaining the water and sanitary sewer infrastructure Thedevelopments internal streets would be designed to NCDOT standards with theintention of NCDOT taking over maintenance of the streets The anticipatedroadway improvements roadway widening andor turn lanes along NC Highway42 West would be reviewed and approved by NCDOT, as part of the projectsDriveway Permit Access Application2That the use of the development appears to comply with all required use and intensityregulations of A1ticles II IV of the Jolmston County Land Development Code and theapplicable specific standards in section 14-257 and with all applicable regulations;Applicant The subject project would be developed as a Residential Planned UseDevelopment Both parcels are currently zoned AR Agriculture Residential TheAR zoning distlict allows a density of 15 dwelling units per acre The densitywithin the proposed Planned Unit Development does not exceed 15 dwelling unitsper acre The project would adhere to Johnston Countys Stormwater ManagementOrdinance and Sediment and Erosion Control Program As mentioned in Response1, above, the developments streets would be designed to meet NCDOT standardsRoadway widening and turn lane improvements would also be required to bereviewed and approved by NCDOT prior to construction There are no plans todevelop within the 100-year floodplain andor disturb jurisdictional streams, buffersand wetlands3 That the use or development is located, designed, and proposed to be operated so as tomaintain or enhance the value of contiguous prope11y, or that the use or development is apublic necessity;Applicant The proposed development is located in a rapidly growing portion ofJohnston County The subject project would be developed as a Residential PlannedUnit Development and includes both single-family lots and multi-family lotsCurrently, there are similar uses single-family residential subdivisions locatedadjacent to the site on the North side and South side of the projects acreageBirchwood Subdivision and South Hills Subdivision, respectively, Multi-familydevelopments are located in the vicinity of the proposed project to the westCleveland Green and Aspen Pointe It is the intent of the developer to establish aHomeowners Association for the purpose of maintaining the appearance and valuesof the improvements164 That the use or development conforms with general plans for the physical developmentof the Countys Planning jurisdiction, the Design Manual, or other development policies asadopted by the Board of CommissionersApplicant The proposed development of the parcels of property contained withinthe Residential Planned Unit Development is consistent with the overalldevelopment plans of Johnston County Both parcels are currently zoned AR TheAR zoning district allows a density of 15 dwelling units per acre The densitywithin the proposed Planned Unit Development docs not exceed 15 dwelling unitsper acre The area around the intersection of 1-40 and NC Hwy 42 has beendesignated by the County as qualifying for sewer based on current conditions andtherefore has been, and still is, very desirable for development of high density,single-family, 1·csidential and multi-family constmction This project would beconsistent with previous development around the IHI intersectionSpecific Land Uses APPLICANT To allow for a mixed use-Planned UnitDevelopmentSpecial Use Conditions1 Permitted Uses Mixed Use-Planned Unit Development2 The Special Use Permit may be revoked with the violation of any Special UseCondition3 This development shall meet the requirements of LDC CH 14 Art 3 Div 5 and DMSec 7 H4 Provide Complete floodplain information5 Provide Metes bounds6 Provide certifications in accordance with DM Sec 7 L7 Provide entrance sign street signs8 Street name approval required9 All Jots shall access internal streets10 Cul-de-sac Jots shall have 20 minimum road frontage11 Complete improvements or provide performance guarantee12 Provide final plat Street Disclosure Statement Certificate for street maintenance D MSec 7 L item 813 Provide perimeter buffer in accordance with LDC Sec 14-257k14 Provide utility easements along all lot lines in accordance with LDC Sec 14-75 d315 Coordinate with the US Postal Service for the design of and utilization of cluster boxmail receptacle unitsa CBU shall not impede the flow of trafficb CBU shall not obstruct the operation and maintenance of utility services16 A driveway permit and subdivision design approval must be obtained prior toconstruction17 All design aspects of the plans shall comply with the current NCDOT StandardSpecifications for Roads and Structures, NCDOT Subdivision Roads Minimum17Construction Standards, and Policy on Street and Driveway Access to Notth CarolinaHighways18 It will be determined at the time the driveway permit application is submitted if anyroad improvements will be required19 Soil Erosion Sedimentation Control Plan required20 Stormwater Compliance21 Approval of water and sewer system22 Right-of-way dedications or reservations will be determined during the drivewaypermitting process23 TIA Recommended ImprovementsNC 42 as Two-Lane Roadway• No Improvements are required at the NC 42Son-Lan Parkway intersecti~n• No improvements are offered for the NC 42Cornwallis Road intersection since theplanned construction ofR-34 IO will adequately improve the intersection to LOS Dorbetter In the interim, site traffic does not significantly increase the delay for mostaffected movements• At the site Drivewayo Provide eastbound right-turn lane with 200 feet of storage from NC 42 intothe siteo Provide a westbound left-turn lane with 200 feet of storage from NC 42 intothe siteo Provide northbound left-turn and right-turn lanes leaving the site accessdriveway The left-turn lane should be 300 feet longo Restrict internal driveways within 400 feet of NC 42 Consider striping aright-or left-tum or a center two-way left-turn lane along street A maininternal driveway to prevent internal traffic from blocking entering vehiclesNC 42 as Four-Lane Roadway• No developer improvements are required at the NC 4 2Son-Lan Parkwayintersectiono Under no build conditions, the northbound left turn lane exceeds availablestorage by approximately 75 feet• No developer improvements are required at the NC 42Cornwallis intersectiono Under no build conditions, the westbound left-turn lane exceeds availablestorage by approximately 60 feeto Based on assumptions set forth in this TIA, the eastbound dual left-turn laneshould be designed with 425 feet of storage instead of the proposed 400 feetof storage to contain the anticipated queues pending review and confirmationby the R-3410 engineering team• At the site drivewayo Provide eastbound right-turn lane with 200 feet of storage from NC 42 intothe siteo Provide a single northbound right-turn lane exiting the site18o Restrict internal driveways within 400 feet of NC 42 Consider striping aright- or left-turn lane or a center two-way left-turn along Street A maininternal driveway to prevent internal traffic from blocking entering vehiclesCase 19-15- Rezoning and Special Use Petition -Agriculture Residential AR toIndustrial 2 Special Use District 12 - SUDOwner RM Marcia HayesApplicant RM HayesAcreage 2333 acres out of a 4468-acre tractTax ID # 02Jl 60358Location 7499 US Highway 701 in Bentonville TownshipSpecial Use To allow for sand mining operationMr Marr introduced the case and referenced the information listed aboveMr Pat Shillington, with Engineering and Environmental Science Company, Raleigh,spoke on behalf of the Applicant He stated that the applicant has not been in trouble in allthe years he has been mining out there This portion they are requesting rezoning isbetween the existing parcels they are already usingMs Stewa11 asked why only a pottion of property was asking to be rezonedMr Shillington replied that when you get further back then you get into the flood plain areaand wetlandsThere was no fmther discussionStaff recommendation was for approvalUpon a motion by Mr Smith to approve Rezoning Case 19-15, seconded by MrCaldwell, Rezoning Case 19-15 was approved by a unanimous vote of7-0 at the August20th, 2019 Planning Board MeetingMr Marr read the Special Use ConditionsThere was no discussionUpon a motion by Mr Massengill to approve the Special Use Conditions for RezoningCase 19-15, seconded by Ms Hackler, the Special Use Conditions for Rezoning Case 19-15 was approved by a unanimous vote of 7-0 at the August 20th, 2019 Planning BoardMeeting19Finding of Facts for the Special Use Permit1 That the use or development is located, designed, and proposed to be operatedso as to maintain or promote the public health, safety, and general welfare;Applicant The site will operate under a North Carolina Department ofEnvironmental Quality NCDEQ mining permit and will comply with allof the safety requirements The mining will be for sand and gravel and noblasting will occur at the site A portion of the adjacent properties to thenorth and south owned by RM Hayes Applicant have been rezoned 1-2SUD and have operated as a sand and gravel pit in the past Theproposed operation will follow the same health and safety regulations2 That the use of the development appears to comply with all required use andintensity regulations of Articles II IV of the Johnston County LandDevelopment Code and the applicable specific standards in section 14-257 andwith all applicable regulations;Applicant The site will comply with the regulations required by theNCDEQ as well as the special use conditions specified by JohnstonCounty3 That the use or development is located, designed, and proposed to be operatedso as to maintain or enhance the value of contiguous property, or that the use ordevelopment is a public necessity;Applicant The operation will follow the reclamation plan as specified byNCDEQ and follow all special use conditions as specified by JohnstonCounty4 That the use or development conforms with general plans for the physicaldevelopment of the Countys Planning jurisdiction, the Design Manual, or otherdevelopment policies as adopted by the Board of CommissionersApplicant There will be no structures on the property and the onlychange to the property will be the sandfill dirt excavationSpecific Land Uses APPLICANT To allow for sand mining operationSpecial Use ConditionsI Permitted Uses Sand Mine Operation2 The Special Use Permit shall expire with the violation of any Special UseCondition3 Submission of a detailed site plan for review and approval by Planning and ZoningDepartment Staff4 Operation hours for excavation and transporting materials Monday -Saturdaydawn to dusk5 No signage6 Obtain all required State permits and adhere to all State regulations7 Existing vegetation shall remain within the buffer area208 Setbacks 50 from zoningproperty line as long as written consent is provided fromthe adjacent property owners If that consent cannot be agreed upon, then the 250buffer remains in effect reduction of condition #9 Item# 5 f and g9 The following shall apply Land Development Code Section 14-257 dI A site plan, andor information prepared by a state registered land surveyor,engineer, architect or landscape architect, shall contain the followinga Extent of area to be excavated or mined;b Aerial photograph of site and all areas within 1,000 feet of the perimeter ofthe property;c Neighboring land use, road system, natural features and topographicalminimum ten-foot contour intervals details;d A site cross-section showing extent of overburden, extent of sand andgravel deposits, and water table;e Location of proposed handling and storage areas for overburden, byproductand excavated materials;f Location and results of groundwater boring showing depth to groundwater;g Any areas proposed for ponds or water collection and storage;h Wind pattern details and on-site windbreaks;i Soil conditions, soil descriptions and statement addressing agriculturalproductivity and reclamation;j Traffic impact analysis addressing the capacity of the roads to serve thesite;k Access roads to the site, as well as on-site roads, with indication of surfacetreatment to limit dust; andI Required setback areas, including buildings, landscape screeningbufferingexisting andor proposed If plant materials are to be installed, the number,location, size and type of plants are to be identified2 An operations plan which shall includea The date proposed to commence operations and their expected durationb Proposed hours and days of operationc Estimated type and volume of extractiond Description of method of operation, including the disposition of topsoil,overburden and byproductse Methods to control and respond to spillage of extracted materials,overburden or byproducts and vehicular mud on off-site roadsf Description of equipment to be used in the extraction processg Methods to prevent pollution of surface water and groundwaterh Operational test wells including schedule of results, analysis and responsei Compliance with provisions of the state mining programj Depth of extractive operationsk Any phasing of the operation and the relationship among the vanousphasesI Operating practices that will be followed to comply with the performancestandards applicable to such operation3 A rehabilitation plan which shall includea A statement of planned rehabilitation of the excavated land, includingdetailed methods of accomplishment and planned future use of therehabilitated land;21b A plan of the site showing the final topography, after rehabilitation, to thesame scale as the site plan, depicting any water areas and methods ofpreventing stagnation and pollution thereof, landscaping and ground coverproposed;c Typical cross-sections showing planned rehabilitation;d A phasing and timing plan, related to the phasing and timing portion of theoperations plan, showing the progression of the rehabilitation and the datewhen it will be complete;e The method of disposing of all equipment, structures, dikes and spoil pilesassociated with the operations; andf A copy of the rehabilitationreclamation plan as required by the statemining act where applicable4 Standards of evaluation The following standards shall be used in evaluatingan applicationa That the applicant demonstrates that the extractive use operation fulfillsprimarily a local need as opposed to a regional need in terms of supplyingsand andor gravel for building and construction purposesb That all operations associated with extraction shall conform to thefollowing performance standardsI Direct illumination resulting from the operation shall not fall upon anyland not covered by the application2 Equivalent sound levels at the boundaries of the extraction site shall notexceed the following standardsi Between 700 am and 700 pm, 68dBAii Between 700 pm and 700 aIll, S8dBAc That vibration levels at the boundaries of the extraction site shall notexceed a maximum peak particle velocity - steady state 10 inchessecond;and impact of 20 inchessecond Note The maximum particle velocityshall be the product of two times the frequency in cycles per second timesthe sum of three mutually perpendicular displacement componentsrecorded simultaneously For purposes of this article, steady statevibrations are vibrations which are continuous, or vibrations in discreteimpulses more frequent than 60 per minutes Discrete impulses which donot exceed 60 per minute shall be considered impact vibrations Maximumair blast vibration, measured at the lot lines of the zoning lot containing theextractive use, shall be 12S decibels on the linear scaleS The following standards shall applya The permanent roads, defined as those to be used in excess of one yearwithin the excavation site, shall be surfaced with a dust free material suchas soil cement, bituminous concrete or Portland cement concrete from thenearest public road to the yard area Also, all permanent roads locatedwithin 300 feet of residentially zoned land shall be treated the sameb Roads other than permanent roads shall be treated with dust inhibitors, tobe specified in the operations plan, which will reduce to a minimum thegeneration of dust from the road surfaces as a result of wind or vehicularaction Properly operated water wagons shall be an acceptable method ofdust inhibition22c Where the proposed extraction shall take place within 300 feet of adwelling, school, church, hospital, commercial or industrial building,public building, or public land, a security fence at least six feet in heightshall be installedd Spoil piles and other accumulations of byproducts shall not be created to aheight more than 40 feet above the original contour and shall be so gradedthat the vertical slope shall not exceed the materials natural angle ofresponsee The operations plan and the rehabilitation plan shall be coordinated so thatthe amount of disturbed land is kept to the absolute minimum consonantwith good practices and so that rehabilitation proceeds in concert withfillingf No land disturbance shall take place within 250 feet of the zoning lot lineor the property line where the zoning line and the property line are one andthe sameg Within the 250-foot setback area, existing vegetation shall be retained forthe purpose of providing a visual screen and noise buffer No disturbanceor removal of vegetation shall be pennitted except for access roads leadingfrom the excavation area to public roads Where vegetation within the 250-foot setback does not exist, the applicant shall be required to provide adense, evergreen buffer consistent with the purpose cited above The buffershall be in place prior to the initiation of any excavation activitiesh The applicant shall submit operational reports, prepared on an annual basis,detailing the amounts of materials extracted, extent of extractive area,depth of extractive area, and results of groundwater test boring1 Annual inspections of the operation shall be conducted by the zoningofficer following submittal of the annual operations reports to determinecompliance with the provisions of the special use permitJ In cases of abandonment or termination of operations for a period of 12consecutive months, application for a new special use permit is requiredk For all extractive uses, a performance guarantee shall be submitted to thecounty in order to ensure that the provisions of the rehabilitation plan are metSuch performance guarantee shall be in a form approved by the countyattorney The amount of such guarantee shall cover the cost of rehabilitation ona per acre basis, if the cost does not exceed the amount posted with the state Ifthe rehabilitation cost exceeds the amount required by the state, then thedifference shall be made up in a bond to the countyCase 19-16- Rezoning and Special Use Petition -Agriculture Residential AR toGeneral Business Special Use District GB-SUDOwner Joe Barbara KuleyApplicant Joe Barbara KuleyAcreage 174 acre tractTax ID # 06D02006ALocation 14882 NC Hwy 50 North in Cleveland TownshipSpecial Use To allow for an administrative office, equipment storage including tools andsupplies, and parking for company vehicles23Mr Marr introduced the case and referenced the information listed above He referencedthat this case came in as a violation in May of this year and they came in within a week ofthe violation to rezone and come into complianceMs Barbara Kuley, Owner and Applicant, stated that her and her husband have owned thisprope11y since 2007 They would like to have a small house on this property to house twoassistants and to house 3-4 trucks Ford F350 size and a small bobcat for excavationMr Smith asked if they had been before the board beforeMs Kuley replied no sirMr Smith asked how that white building got built on that siteMs Kuley stated they pulled permits years ago and it was approved by the County Thepeople that owned it before them could have asked for a rezoning, she added But they builtthe building The economy is booming and they work 80 hours a week Their neighborshave been aware for a long time what they did onsiteMr Joe Kuley, OwnerApplicant, stated that when they purchased this parcel they learnedthe prior owner tried to rezone to commercial The neighbors disagreed with all this and itwas not allowed or approved at that timeMs Kuley stated they wish to do the right thing and have this rezoned so they can comeinto complianceMs Mary Ann Henderson, 1944 Old Drugstore Rd, stated that she owns property next tothis and she is in objection to this rezoning She asked the County to clean this prope1ty upshe passed out pictures and she is the one who complained She tried to sell her propertyand rent it out and could not due to this prope1ty needing cleaningMs Anne unsure oflast name, 2561 Old Drug Store Rd, stated that she is friends withthe Kuleys and have been for 10 years There was some negotiation to try and get thisplace cleaned up They have a beautiful building there but it is hard to sell homes in thatarea when this is in a residential area She references the pictures and the dates on themMr Kuley has told her that he was trying to clean it up at times She added there is noiseand smells on this site and dump trucks are on site This is not a small operation, shecontinued From the front of the building it is very nice looking but from Mary Annspro petty it looks terrible She added that Mr Kuley has removed 80 of the stuff to dateHe told her that he would rather ask for forgiveness rather than permission She isconcerned with the friendships that have been lost with this situationMs Stewati asked what the smell wasMs Henderson responded the diesel from the trucks They leave the trucks running as theyare loading trailers and such She said this not belong in a residential neighborhood24Ms Kuley stated that she wanted to respond to the comments made She added there was alot of criticism on how bad their property looks and she does have pictures of Mary Annshouse showing how bad that property looks as well They are at the board meeting to tryand correct the violation They do have some neighbors present that are in suppmt of theirpropettyMr Joe Sauders, Garner, has been friends with the Kuleys for 20+ years and they are neatpeople, he added They have made improvements since they have been there and thebuilding is cleanMr Smith asked if the use had expiredMr Newton stated that the use was never put into place and there was no special use permitput in placeStaff recommendation was for approvalUpon a motion by Mr Creech to approve Rezoning Case 19-16, seconded by MrSapir, Rezoning Case I 9-16 was approved by a unanimous vote of 8-0 at the August20th, 2019 Planning Board MeetingMr Marr read the Special Use ConditionsMs Kuley stated that she would provide a new site plan to planning staff since they havesome new, updated drawings The new drawing shows the emergency turn-around andthe new buffering and landscapingMr Sapir asked about the bufferMs Kuley stated that they would pay close attention to that side of the propertyspecificallyMr Smith asked how many vehicles would they agree to and the hours of operationMs Kuley stated they own seven commercial vehicles other than employee vehicles thatgo home every day There is ample storage area for all the vehicles She stated MondaySunday600am-1000pm would be sufficientShe showed pictures to the board of their property as of todayUpon a motion by Ms Hackler to approve Rezoning Case 19-16 with the modification to#6 hours of operation, seconded by Mr Caldwell, Rezoning Case 19-16 was approved bya unanimous vote of7-0 at the August 20th, 2019 Planning Board MeetingFinding of Facts for the Special Use PermitI That the use or development is located, designed, and proposed to be operatedso as to maintain or promote the public health, safety, and general welfare;Applicant The property is surrounded by dense wooded areas on the25North and East Property lines All existing vegetation on the Southproperty line will be maintained and additional plant materials and fencingwill be installed as required in order to obtain GB zoning with special usepermit for contractor office and storageThe business will have little to no effect on traffic volume or patternsThe existing residence will be used as an administrative office space for thetwo company owners and 2 full time employees Office hours are flexibledepending upon the employee and range from 8 AM to 7 PM with themajority of operations taking place between 9AM and 5PM; businessrelated visitors to the administrative office are 11011-existantThe business cunently has 2 crews during winte1· months and 3 crewsthe balance of the year A typical crew rig consists of a Ford F-250F-350pick-up trnck, a 16 equipment trailer and an 8000 lb Mini Excavatorsmall to light equipment The company employs 7-10 field personnel on aregular basis Field personnel meet between 530 AM and 630 AM to loadequipment and supplies and return between 4PM and 630 PM Mondaythrough Friday with occasional Saturday work; company vehicles aredriven to employee residences each evening, minimizing vehicle storageMaterials are shipped directly to jobsites; delivery of materials andsupplies to the officeshop location will be minimal 2 times per month andwill not require a delivery vehicle larger than a UPS box truck NOHAZARDOUS MATERIALS WILL BE STOREDAll property improvements have been made with eventual GB rezoningin mind The storage building has security lighting and meets all JohnstonCounty code requirements The 50 wide driveway was built in 2012 toDOT standards and was permitted by NCDOT under permit # D-4305112013 County water was added as soon as it was available Withinthe past 4 years, the roof and windows on the current residence have beenreplaced, the structure has been insulated and recently painted to matchthe storageshop building Large pine trees could have potentially fallenonto power lines andor Hwy 50 during wind and ice storms have beenremoved and the stumps have been ground 22, 15 green giant trees wereinstalled in 2015 to provide a plant buffer between the residence and thestorage building Property owners employ a weekly yard maintenanceservice during summer monthsAll changes to this property have been an improvement to the overallappearance of the community The applicants have received manycompliments from surrounding property owners and other neighborsregarding the upgrades to the property and their efforts to maintain a neatand aesthetically pleasing property2 That the use of development appears to comply with all required use andintensity regulations of Articles II IV of the Johnston County LandDevelopment Code and the applicable specific standards in section 14-257 andwith all applicable regulations;Applicant Upon arrival of the rezoning and special use, the use will beconsidered compliant with the countys zoning regulations Any additionalconditions of approval will be addnssed and coordinated with staff of the26County Planning Department The applicant is not aware of any state orfederal use 01· intensity regulations pertaining to this site Applicant willcomply with all the codes, ordinances, regulations and practices thatprotect its employees, neighbors and environment3 That the use or development is located, designed, and proposed to be operated soas to maintain or enhance the value of contiguous property, or that the use ordevelopment is a public necessity;Applicant There arc many other businesses and special use districts withiuthe immediate vicinity of this site The property is located in an area thathas been designated by governmental authorities as a long termcomme1·cial development pocket and is designated as a Primary GrowthArea in the County Comprehensive PlanThe parcel is located within 325 miles of the densely developedcommercial area of exit 312, 4042 interchangeThe following properties lie within walldng distance to 2,5 miles of theproperty in question18 mile or less 14766 NC 50 Garner, NC 2 houses down, zoned forauto sales and Coryea Corner Store convenience store and gas station½ mile or less Salon at Chadbourne, Go Play Outside and Mt ZionUnited Methodist Church1 to 15 miles 01· less Middle Creek Commons including LowesFoods, UPS, Papa Johns, Ace Hardware, Wells Fargo Bank, La PiazzaItalian Restam·ant, Edwm·d Jones, Jordans Jewelry, Cindys Nails, GreatClips, and Middle Creek Dentistry In addition to Sheetz, Don LeesGrocery Gas Station, Kiddie Kountry Day Care, Supreme Lube Services, Cycles Plus, Hwy 50 Motors, Primetime Motors and 4042Motorsports Auto Sales15 to 25 miles Tarheel Metal Craft, Cleveland Family Health,Municipal Engineering Services, General Refrigeration Company, BiggsHeating Air Conditioning, JDS Supply, Sir Raleigh Electric, StephensonHeating and Air Conditioning, United Textile Distribution, TatumInsulation and many othersThe following improvements have been made to the existing residenceconnected to county water, replacement of roof, insulation of attic space,window replacement, exterior painting, and installation of DOT approveddriveway, removal of trees and stumps that threatened Hwy 50 travelersand adjacent prnperty to the South and installation of 22 large green gianttrees between residence and storage building Many community residentsand business owners have complimented the property owners on thenumerous improvements made to the propertyThe residence and storage building m·e compatible with generalsurrounding property and uses and m·e not anticipated to detract from the27value of the contiguous propertiesThe applicants personal residence of 23 years, valued at more than600,000, is located within ¼ mile of the pa1·cel in question and it is theapplicants intention to maintain an aesthetically pleasing property inorder to protect their own property valuesThe business prefers to hire Johnston County residents when possible;offering competitive pay and minimum commutes to local residentsCurrently, the business employees 6 Johnston County residents withsalaries ranging from 1500 per hour to 125,000 per year Currently, ajob offer of 50,000 to a Johnston County resident has been put on holdpending the results of this zoning request Over the years, the business hasprovided numerous employment opportunities to local high schoolstudents, offering students the opportunity to learn a trade In addition,the busin