March 21, 2023 - 6:00 PM - Planning Board Meeting Minutes

10 MEETING OF THE JOHNSTON COUNTY PLANNING BOARD Tuesday , March 21 , 2023 6 00 pm The Johnston County Planning Board met in regular session on Tuesday , March 21 , 2023 at 6 00 pm in the County Commissioners Meeting Room , Johnston County Courthouse Annex , Smithfield , NC with the following members Present Jared Crenshaw , Debbie Howard , Freddie Hudson , Will Letchworth , Timothy Little , Gary Lovering , Jay Sasser , Tony Braswell BOCC Representative Absent Michelle Davis , Brooke Holmes , BOE Representative Also present Braston Newton , Director ; Todd Marr , Planner ; Cameron Pittman , Planner ; Jennifer Slusser , County Attorney Chairman Letchworth opened the meeting at 6 00 pm with the Pledge of Allegiance led by Mr Little Approval of the Minutes Upon a motion by Mr Hudson to approve the February 21st Planning Board Minutes , seconded by Mr Little , and carried by a unanimous vote of 7 - 0 , the February 21 , 2023 Planning Board Minutes were approved as presented All speakers were sworn in Subdivisions Investments Inc Owner Investments Inc Developer Investments Inc Surveyor Alsey J Gilbert , PLS Acreage Lots 463 acres , 3 lots Tax ID # 14M08054C Address 3583 Brown’s Pond Rd Mr Marr introduced the subdivision and referenced the above information Mr Marr stated that lots 2 and 3 must share a driveway and all other lots must be served off of the existing easement per NCDOT Mr Marr shared information from the Johnston County Land Development Code Mr Marr also shared information from the Johnston County Land Design Manual regarding developments creating 4 or more lots Mr Hudson asked staff if this proposed subdivision had been before the Board previously to which Mr Marr responded no Mr Alsey Gilbert , 442 1 2 East Main St , Clayton , NC , representing the Owner Developer , stated the particulars of the subdivision and was present to answer any 1Pagequestions the Board may have Mr Gilbert spoke about a ditch along one of the property lines , an existing driveway on lot 1 , and shared driveways There was no further discussion Chairman Letchworth asked for the staff recommendation Mr Marr stated the staff recommended denial due to direct driveway access onto Brown’s Pond Rd and less than 500 ’ of driveway separation Ms Howard asked if the preliminary plat showed the location of the shared driveways Mr Gilbert pointed out the existing utility and access easement between lots 4 and 5 and discussed a shared driveway for lots 2 and 3 Chairman Letchworth stated that lots 2 and 3 are going to be served with a shared driveway on Brown’s Pond Road and lots 4 and 5 will be served off the easement Mr Gilbert confirmed Mr Little asked if lot 2 has an existing driveway to which Mr Gilbert responded no Ms Howard asked if the distance between the proposed shared driveway and the existing easement would meet the 500 ’ driveway separation Mr Gilbert responded that it will be close to the 500 ’ requirement and that is why he is asking the Planning Board Chairman Letchworth asked about the ditch on the subject property creating the hardship Mr Gilbert responded yes and he didn’t think NCDOT would want him to put another pipe in Staff Recommendation Denial Upon a motion by Mr Little to approve Investments Inc , seconded by Mr Hudson , Investments Inc was approved by a unanimous vote of 7 - 0 at the March 21 , 2023 Planning Board Meeting Conditions and Requirements [ Planning ] 1 All lots must be a minimum of 30,000 sf 2 Complete flood plain information 3 Metes & bounds 4 Certifications 5 Entrance sign & street signs 6 Street name approval 2Page7 Complete improvements or provide performance guarantee 8 Provide final plat Street Disclosure Statement Certificate for street maintenance DM Sec 7 , L item 8 9 Show shared driveway access easement and provide statement for shared maintenance on Final Plat 10 Fee - in - lieu of open space shall be paid prior to recording 11 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 12 Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units a CBU shall not impede the flow of traffic b CBU shall not obstruct the operation and maintenance of utility services c CBU shall meet ADA and Fire Code requirements [ Environmental Health ] 13 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 14 A driveway permit and subdivision design approval must be obtained prior to construction 15 All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures , NCDOT Subdivision Roads Minimum Construction Standards , and Policy on Street and Driveway Access to North Carolina Highways 16 It will be determined at the time the driveway permit application is submitted if any road improvements will be required [ Public Utilities ] 17 Stormwater Permit Required if 17,000 sf or more of impervious area will be added cumulatively 18 Erosion Control Permit Required if an acre or more will be disturbed cumulatively 19 Property is limited to 15 impervious area without stormwater attenuation if the threshold of 17,000 sf is met and a permit is required 20 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers [ Emergency Services ] 21 Provide road details 22 Provide a fire flow test 23 Show closest hydrant to project on plans Bennett Cherrie Farm Place 3PageOwner Bennett Cherrie Farm Place Developer Bennett Cherrie Farm Place Surveyor Merle Hall , PLS Acreage Lots 491 acres , 6 lots Tax ID # 04Q07028J Address 7300 Block of Hickory Crossroads Rd Mr Marr introduced the subdivision and referenced the above information Mr Marr stated that shared driveways are required for lots 1 and 2 and also lots 5 and 6 and any future development of parcel must be served internally per NCDOT Mr Marr shared information from the Johnston County Land Development Code Mr Marr also shared information from the Johnston County Land Design Manual regarding developments creating 4 or more lots Mr Merle Hall , 1899 Steven’s Chapel Rd , Smithfield , NC , Hall Land Surveying , representing the Owner Developer , stated the particulars of the subdivision and was present to answer any questions the Board may have Mr Hall stated that owners Joy Woodard and Mark Holland were also present to answer questions Mr Hall stated that the back of the property is wetland and cannot be developed , only the road frontage can be developed Mr Hall stated that the wooded land on the back of the subject property may be for wetland mitigation or remediation in the future Mr Hall stated that one lot was recorded in 2017 and two more lots were recorded in 2020 , and they are now requesting six additional road front lots Chairman Letchworth asked about the remainder of the land and the gap between lots shown on the preliminary plat Mr Hall responded that the gap would be the road front connection to the back portion of the subject property Mr Sasser asked if there would be shared driveways on lots 1 and 2 and lots 5 and 6 Mr Hall responded that the preference is not to have shared driveways but would if needed for approval Ms Howard asked if there are any existing driveways on adjacent lots Mr Hall responded that there are driveways up and down Hickory Crossroads Rd and there are some lots across the road that have two driveways per lot Mr Lovering asked about the existing lots having single driveways to which Mr Hall confirmed Mr Lovering asked if single driveways for lots 4 and 8 were being proposed to which Mr Hall confirmed Mr Sasser stated that Mr Hall had given a preference for single driveways for all lots 4PagePage pageNumber5Ms Howard stated that it would be hard to have single driveways for lots 1 and 2 and lots 5 and 6 Mr Marr stated that NCDOT would sign the driveway permit if they had shared driveways between lots 1 and 2 and lots 5 and 6 Chairman Letchworth stated that he did see this information in the proposed conditions There was no further discussion Chairman Letchworth asked for the staff recommendation Mr Marr stated the staff recommended denial due to direct driveway access onto Hickory Crossroads Rd and less than 500 ’ of driveway separation Mr Little stated that he understands the intent is to keep the driveways apart but he also believes that 900 cars a day is a low ADT Staff Recommendation Denial Upon a motion by Mr Little to approve Bennett Cherrie Farm Place , seconded by Ms Howard , Bennett Cherrie Farm Place was approved by a unanimous vote of 7 - 0 at the March 21 , 2023 Planning Board Meeting Conditions and Requirements [ Planning ] 1 All lots must be a minimum of 40,000 sf 2 Complete flood plain information 3 Metes & bounds 4 Certifications 5 Entrance sign & street signs 6 All lots shall access internal streets 7 Complete improvements or provide performance guarantee 8 Show shared driveway access easement and provide statement for shared maintenance on Final Plat 9 Fee - in - lieu of open space shall be paid prior to recording 10 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 11 Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units a CBU shall not impede the flow of traffic b CBU shall not obstruct the operation and maintenance of utility services c CBU shall meet ADA and Fire Code requirements [ Environmental Health ] 5PagePage pageNumber612 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 13 A driveway permit and subdivision design approval must be obtained prior to construction 14 All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures , NCDOT Subdivision Roads Minimum Construction Standards , and Policy on Street and Driveway Access to North Carolina Highways 15 It will be determined at the time the driveway permit application is submitted if any road improvements will be required 16 Lots 1 & 2 and 5 & 6 must share driveways [ Public Utilities ] 17 Stormwater Permit Required if 17,000 sf or more of impervious area will be added cumulatively 18 Erosion Control Permit Required if an acre or more will be disturbed cumulatively 19 Property is limited to 15 impervious area without stormwater attenuation if the threshold of 17,000 sf is met and a permit is required 20 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers [ Emergency Services ] 21 Show closest hydrant to project on plans Rezoning and Conditional Zoning Cases Rezoning Case 23 - 09 Rezoning Petition Office Instructional OI to General Business GB Tax ID 06E02070Y Owner Linwood & Diane Jones Applicant Linwood Jones Location 461 acres located in the 11000 block of Cleveland Rd in the Cleveland Township Mr Marr introduced the case and referenced the information listed above Mr Marr stated surrounding land uses and zonings Mr Linwood Jones , Owner , stated the particulars of the request and was present to answer any questions the Board may have Mr Jones stated that he felt this request was consistent with the area Mr Jones stated that his intent is to sell the property and wants to keep the land in accordance with the area 6PagePage pageNumber7There was no further discussion Chairman Letchworth asked for the staff recommendation Mr Marr provided a staff recommendation of approval and presented a draft statement of consistency for consideration Staff Recommendation Approval Upon a motion by Mr Little to approve Rezoning Case 23 - 09 , seconded by Mr Hudson , Rezoning Case 23 - 09 was recommended for approval by a unanimous vote of 7 - 0 at the March 21 , 2023 Planning Board Meeting Rezoning Case 20 - 29 MOD Rezoning Petition Modify current zoning General Business - Special Use District GB - SUD Tax ID 16L05029 Owner Thanksgiving 42 , LLC Applicant Glandon Forest Equity , LLC Location 157 acres of a 545 acre tract located at 2337 Thanksgiving Fire Rd in the Wilders Township Modification request To add general retail as an approved use to existing SUP Mr Marr introduced the case and referenced the information listed above Mr Marr stated this was a modification to a previous special use in December 2020 Mr Marr provided the Board with a copy of the 2020 approved site plan in addition to the current preliminary site plan Mr Marr stated the existing land use is zoned GB - SUD and is approved for convenience store , mini storage and outdoor storage Mr Marr also stated surrounding land uses and zonings Mr Brent Purdum , 4006 Barrett Dr , Raleigh , NC , with Bowman representing the Applicant , stated the particulars of the request and was present to answer any questions the Board may have Mr Little asked if they had submitted for a driveway permit Mr Purdum responded no but that they have been working with NCDOT to make sure the shared driveway is put in the right spot Mr Lovering asked if the dashed line on the preliminary site plan was a future retention basin Mr Purdum responded that they are proposing a stormwater pond Mr Little explained that he asked the question because of the high incident rate at the intersection and that there may be a future planned safety project at the intersection Mr Purdum stated that they have been talking with Mr Sam Lawhorn with NCDOT 7PagePage pageNumber8Mr Hudson stated that the intersection was just made a four - way stop There was no further discussion Chairman Letchworth asked for the staff recommendation Mr Marr provided a staff recommendation of approval and presented a draft statement of consistency and conditions for consideration Mr Marr also stated that NCDOT’s note regarding the shared driveway was included in condition # 10 Staff Recommendation Approval Upon a motion by Mr Hudson to approve Rezoning Case 20 - 29 MOD , seconded by Mr Little , Rezoning Case 20 - 29 MOD was recommended for approval by a unanimous vote of 7 - 0 at the March 21 , 2023 Planning Board Meeting Special Use Conditions 1 Permitted Uses Convenience Store , Mini Storage , outdoor storage and general retail 2 The Special Use Permit shall expire with the violation of any Special Use Condition 3 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 4 A Class B 2 large trees , 3 small trees , and 9 shrubs every 100 linear feet landscape buffer shall be installed along all rezoning lines 5 Storage yard shall be fenced , required buffering shall be on the outside of the fencing 6 Outdoor storage shall be contained within an 8 ’ opaque fence 7 All signage shall comply with the sign code limited to one 60sf ground or monument sign only 8 All buildings and or structures must comply with rules enforced by Federal , State and Local agencies 9 Lighting shall be engineered so as not to shine onto adjacent properties 10 Lot must be served internally off shared driveway for storage development as required in existing driveway permit Conditions in bold were added after the most recent TRC review Rezoning Case 23 - 10 Rezoning Petition Agricultural Residential AR to General Business - Conditional Zoning GB - CZ Tax ID 04Q06037 Owner Jose Manuel Baldovinos Applicant Jose Manuel Baldovinos Location 2539 acres located at 383 Overman Ln in the Boon Hill Township 8PagePage pageNumber9Conditional Zoning Request Outdoor recreational , rodeo setting , weddings , birthdays , charitable events , truck horse rodeos , concerts , vendors Mr Marr introduced the case and referenced the information listed above Mr Marr stated the existing land use is zoned AR used for agricultural purposes and rodeo events Mr Marr stated that events are being held at the subject location but no complaints had been received in the Planning Office Mr Marr also stated surrounding land uses and zonings Mr Marr stated that the Planning Office received several phone calls referencing noise complaints once the rezoning notice was sent out and sign posted Chairman Letchworth stated that this petition came in by the Applicant and not as a complaint to which Mr Marr confirmed Mr Marr stated that it was mentioned that it was in use for several years Mr Marr also stated that it looks like it has expanded exponentially per orthophotos and would not be a legal non - comforming use Chairman Letchworth asked Mr Marr to go over the conditions proposed by the Applicant and staff Mr Marr reviewed the conditions proposed by the Applicant and the conditions added by staff Mr Marr stated that the staff added conditions came from the Johnston County Land Development Code Mr Marr stated that the Applicant would have to agree to all conditions Mr Sasser asked Mr Marr about the hours of operation and if all activity would have to cease at 11pm Mr Marr responded yes if that is the hours of operation set forth in the conditions and agreed to by the Applicant Mr Lovering asked if Overman Lane is a private road and not state maintained to which Mr Marr confirmed Mr George Mast , representing the Applicant , stated the particulars of the request and was present to answer any questions the Board may have Mr Mast stated the subject property is about 700 ’ from Hickory Crossroads Rd Mr Richie Hines , 630 Aiken Pkwy , Fuquay - Varina , NC , discussed the preliminary site plan and conceptual layout Mr Hines stated that he had spoken with NCDOT and no roadway improvements would be needed Mr Hines stated that the driveway portion in the right - of - way would need to be paved and he recommends an upgrade with sufficient width and radius to allow for trucks and trailers to get in and out more safely Mr Hines also stated that he anticipates some stormwater management devices on the site and may be able to utilize the existing pond Mr Little asked about the distance from Hickory Crossroads Rd to the ticket booth shown on the preliminary site plan 9Page0Mr Hines responded that there is a gate on the site that is approximately 750 ’ and the ticket booth is beyond the gate Mr Little asked about the width of the gravel road Mr Hines responded that you can pass two cars on the gravel road per the Applicant , so about 16 ’ - 18 ’ in width The Applicant stated that the road was paved Mr Little asked how many parking spaces are being proposed Mr Hines responded that the number of parking spaces is about 299 plus an additional eight handicap parking spaces Chairman Letchworth asked if any improvements were planned for the field proposed as the parking area Mr Hines responded that the preference is to leave it as a field , an all - weather surface rather than pavement since they do not plan to use it every weekend Mr Lovering stated that it looked like a large part of the tract is a proposed parking area and asked if more trees would be removed Mr Hines responded that the fenced area would be shifted but did not think any existing vegetation would need to be removed Ms Howard stated that the proposed parking spaces would be in the cleared area on the aerial view with trees and the existing pond along one side of the proposed parking area Mr Lovering asked if trees would need to be removed if the parking area was being expanded Mr Hines responded that he did not think any trees would need to be removed Mr Sasser asked if the whole area was being used for parking now , if it is the same size now as it is on the preliminary site plan Mr Hines responded that he would defer to the Owner and that there is parking on site now when there are events but there may not be designated parking spaces Mr Lovering spoke about the pictures included in the submittal and asked about the entrance gate Overman Lane and if it was wide enough for emergency services Mr Hines responded that they will have to look into the width of the entrance gate Mr Lovering asked if concerts are being held outdoors or inside 10Page1Mr Hines responded that he believes most of the barns on the property are used for horses and that it is more music rather than concerts Mr Hines stated that any concerts might be on a small stage Chairman Letchworth stated the request did include concerts to which Mr Hines responded that it would be live music Mr Sasser asked about any expected increase in traffic if the request is approved Mr Hines responded that it would be about 300 vehicles if they fill up the roughly 300 parking spaces Mr Hines stated that once people arrive on site they will likely stay on site Mr Sasser asked where the trucks and horse trailers will park and if it will be in the designated parking area Mr Hines responded that they park in the same parking area and also by the existing horse stalls Mr Lovering asked for further clarification regarding truck rodeos Mr Hines responded that it is similar to a classic car show Mr Sasser asked how long would it take for 300 cars to exit at the end of an event ending at 11pm Mr Tony Larios , 175 Galilee Rd , Smithfield , NC , responded that it would probably take about 30 minutes for cars to exit at the end of an event Mr Larios stated that he does not do this for a living but enjoys people coming to see the dancing horse shows Mr Larios stated that he wants to do the right thing and asked about a permit and learned about the commercial site plan requirement Chairman Letchworth asked about the frequency of events Mr Larios responded that they do the big horse and truck shows twice a year and Quinceaneras three or four times a year for people they know Chairman Letchworth asked Mr Larios if he thought he would maintain the same level of events or if he expected more or less Mr Larios responded that he does not want to do more and only wants to do his six , seven , or eight events a year and be good with everyone and be legal Mr Hudson asked Mr Larios about him not seeing it expanding to something every weekend Mr Larios confirmed and stated that he does not want to do that nor does he have time for it to be every weekend 11Page2Ms Howard asked if anyone lived on the property Mr Larios responded yes , someone lived on the adjacent property and looked after the horses Mr Larios stated that he has about 35 horses and they are dancing horses Mr Sasser stated that he did a quick calculation for 300 cars leaving every15 seconds and it would take 75 minutes Mr Sasser asked how many people typically hang out after an event Mr Larios responded that people leave when the event has ended Ms Howard stated that she would assume a lot of people don’t stay to the end or arrive at the beginning , they come and go Mr Larios responded that the trucks finish around 4pm or 5pm , so people that only come for the trucks leave when they are finished Mr Larios stated that the people remaining want to stay for the singer Mr Larios stated that it goes from 300 cars to 50 - 100 cars by 6pm or 7pm Mr Larios stated that events may end at 9pm or 10pm , so they suggested 11pm in case something happens Mr Larios also stated that they suggested Friday - Sunday because people may bring their trucks or horses on Friday Mr Larios stated that Saturday is the main event day Mr Larios stated that some may return on Sunday to get their trucks or horses Mr Charles Bryant , 7320 Hickory Crossroads Rd , Princeton , NC , nearby property owner , asked if alcohol is served at the venue and expressed concerns about noise and loud music Mr Bryant spoke about a previous medical emergency at an event at the venue and spoke about traffic on Hickory Crossroads Rd to Rains Mill Rd and the behavior of people attending the events Chairman Letchworth asked Mr Bryant what days he experienced events taking place Mr Bryant responded Saturday with constant trucks moving in and out all day , throwing beer cans in the yards Mr Bryant stated that his experience has been terrible and they have called the police Chairman Letchworth verified Mr Bryant’s address Mr Little asked Mr Bryant about the number of times these events occur and if the information reported by Mr Larios was accurate Mr Bryant responded that he could think of four or five times and that it has begun to grow bigger and bigger within the last couple of years as far as traffic leaving Mr Bryant stated that he believes it is more than 300 cars and that cars come in for hours at a time and are backed up to the road Mr Sasser asked Mr Bryant what time the traffic subsides 12Page3Mr Bryant responded sometimes 11pm , 11 30pm , 12am Mr Floyd Holloman , 7256 Hickory Crossroads Rd , Princeton , NC , nearby property owner , spoke about the right - of - way to the subject property stating that he believes it is about 30 feet in width with a culvert Mr Holloman spoke about incidents with event attendees in neighboring yards Mr Holloman expressed concerns for traffic , roads , and public safety Mr Don Andrews , 7259 Hickory Crossroads Rd , Princeton , NC , nearby property owner , stated that he and his wife , Ms Lynn Andrews , had sent pictures to the Board by email Mr Andrews expressed concern for the location of this type of event venue and for the condition of Hickory Crossroads Rd Mr Andrews stated that the road going to the subject property cannot handle more than one car at a time and that both the road and the entrance to the subject property are not adequate Mr Andrews expressed concerns for emergency services accessing the property , as well as concerns for traffic , noise , and trash Mr Andrews stated that this venue is not for the community Ms Catherine Barnes , 155 Overman Ln , Princeton , NC , adjacent property owner , stated that she and her husband , Mr Bennie Barnes , also own the neighboring property at 177 Overman Ln Ms Barnes stated that they have a 30 ’ easement from Hickory Crossroads Rd to the end of their property and then the subject property has a 15 ’ easement Ms Barnes stated that the events were here and there and not often enough to have needed a conversation about how often they would be held Ms Barnes stated that the cars block them from their property Ms Barnes stated that the easement has always been a little dirt path until the last six months when Mr Larios put in gravel Ms Barnes expressed concern for emergency services accessing their property in case of an emergency Ms Barnes spoke about the speakers used during events and the loud noise Ms Barnes also stated that they use the adjoining properties owned by the Applicant for additional parking and expressed a concern that they are not limiting the requested use to just the one subject property Chairman Letchworth asked about the width of the access easement and the width of the path within the easement Ms Barnes stated that the subject property’s access easement is 15 feet and the width of the path is less than the easement Ms Barnes stated if a car is moving over to let another car by , you are off of the path Mr Hudson asked Ms Barnes if she had seen more than 300 vehicles at some of the events Ms Barnes responded yes and that the parking always spills over into the other properties Ms Barnes stated that she and her husband had recently sold the Applicant’s son 45 acres so the Applicant would have access to their other property without needing to use the Barnes ’ driveway Ms Barnes stated their understanding was the Applicant was going to grow hay for their horses Mr Sasser asked about the location of the excess parking 13Page4Ms Barnes stated that she had not seen the preliminary site plan Chairman Letchworth stated that the Applicant does own several other parcels in the vicinity of the subject property Mr Sasser asked if the other properties were contiguous to the subject property to which Chairman Letchworth replied yes Ms Howard asked for clarification about the other properties not being included in the rezoning petition Chairman Letchworth confirmed that the other properties are not being included in the rezoning petition Ms Barnes stated that the area being used during events is more than the one property in the rezoning petition as shown in the notice she received Mr Norwood Mark Holland , 2373 Rains Mill Rd , Princeton , NC , adjacent property owner , expressed that residential growth is coming to this area of the county and shared concerns for noise both when there are and aren’t events Mr Holland spoke of an accident on the subject property where emergency services and deputies could not access the subject property Mr Holland expressed concerns for traffic and vehicles exiting after events lingering Mr Holland spoke of other suitable sites for similar events Ms Jackie Weathers , 7446 Hickory Crossroads Rd , Princeton , NC , nearby property owner , agreed with previous concerns expressed Ms Weathers stated they moved to their property in recent years and enjoy the peace and quiet of the area Ms Weathers also stated that the Applicant is planning another event this Saturday Chairman Letchworth asked Mr Larios if there is alcohol sold or consumed on the premises during the events Mr Larios responded that there is no alcohol sold , but attendees can bring their own alcohol Chairman Letchworth asked Mr Larios about the width of the access easement used to access the property Mr Larios responded that he thought it was 30 ’ and that if the request is approved he can fix it to get cars in and out Chairman Letchworth stated that the width of the access easement is important Mr Hudson asked Mr Larios the width of the asphalt on the easement 14Page5Mr Larios responded that it is 12 ’ and then he addressed the concerns shared for traffic during events Mr Larios stated that he would find a way to get traffic in and out if he gets approved Mr Hines stated that it is a 30 ’ access easement according to the survey information he was provided Chairman Letchworth asked if it was a 30 ’ access easement all the way to Hickory Crossroads Rd Mr Hines stated that he could only speak to what is on the subject property Chairman Letchworth stated that the width of the easement and the ability to upgrade the existing road all the way out to Hickory Crossroads Rd is really unknown Mr Hines confirmed There was no further discussion Chairman Letchworth asked for the staff recommendation Mr Marr provided a staff recommendation of approval and presented a draft statement of consistency and conditions for consideration Mr Hudson expressed reservations about the safety of the residents and the ingress and egress of the property during an emergency situation Ms Howard asked if the Applicant is approved would he have a way to make two - way traffic Chairman Letchworth responded that typically roadway right - of - way width is 50 ’ and a typical subdivision right - of - way is 50 ’ with up to 20 ’ of roadway Chairman Letchworth stated to get a 20 ’ roadway in a 30 ’ easement with ditches and drainage is extremely hard Ms Howard asked if the Applicant would have to do that on an easement going back to the subject property Ms Howard expressed concerns for public safety if there was an emergency Chairman Letchworth stated that he did not hear clear testimony of the actual southeast width of the easement all the way to Hickory Crossroads Rd Ms Howard stated that the survey shows a 15 ’ access easement and that is her only reservation as long as the Applicant would adhere to the County noise ordinance Mr Hudson stated that the Board did hear testimony about an ambulance having to wait almost two hours to get into the area when someone was injured at an event 15Page6Chairman Letchworth expressed concern for the lack of ability to provide a two - way driveway to access the facility Chairman Letchworth spoke about the proposed conditions regarding hours of operation and noise ordinance Mr Little expressed concern about access for emergency personnel but also for Ms Barnes and her family Mr Little commended the Applicant for trying to have an event to bring people together but doesn’t know if it is conducive to the rural nature of the area Mr Sasser spoke about the proposed 300 car parking area plus an excess parking area Chairman Letchworth asked staff if the current proposal shows the one parcel , would parking on other parcels not included in the rezoning petition be a violation Mr Marr responded that it would be a violation if they are not adhering to the site plan Chairman Letchworth suggested an additional condition be proposed that Overman Ln be upgraded to commercial driveway standards Mr Little agreed and suggested that it needed to be done at least to where the subject property starts Chairman Letchworth stated that he didn’t know if the added condition is technically feasible Chairman Letchworth stated that NCDOT would require the driveway at Hickory Crossroads Rd be constructed appropriately Chairman Letchworth asked the Applicant if he agreed to the proposed conditions The Applicant agreed to the proposed conditions Staff Recommendation Approval Upon a motion by Mr Hudson to deny Rezoning Case 23 - 10 due to the discussion and concerns surrounding safety and access , seconded by Mr Sasser , Rezoning Case 23 - 10 was recommended for denial by a unanimous vote of 7 - 0 at the March 21 , 2023 Planning Board Meeting Discussion Items Mr Marr stated that there were two written decisions for the Board’s review Chairman Letchworth stated that the Board reviews the written decisions to make sure the findings of facts adequately represent the discussion that happened as it relates to each case and that a motion and vote would be needed for each one Surles Rd Tract Owner Bradley Allen Lee Developer Southside Building Group , Inc Surveyor Fleet Temple Engineering , PLLC Acreage Lots 2622 acres , 19 lots Tax ID # 01F11064 16Page7Address 900 Block of Surles Rd The Board reviewed the written decision Upon a motion by Ms Howard to approve the written decision for Surles Rd Tract , seconded by Mr Little , and carried by a unanimous vote of 7 - 0 , the written decision for Surles Rd Tract was approved as presented at the March 21 , 2023 Planning Board Meeting Moore Meadows January 2023 Owner Golden Leaf , LLC Developer Golden Leaf , LLC Surveyor On the Level Land Surveying Acreage Lots 257 acres , 3 lots Tax ID # 08I13032L Address 1039 Thompson Rd The Board reviewed the written decision Upon a motion by Mr Little to approve the written decision for Moore Meadows January 2023 , seconded by Mr Hudson , and carried by a unanimous vote of 7 - 0 , the written decision for Moore Meadows January 2023 was approved as presented at the March 21 , 2023 Planning Board Meeting The meeting ended at 7 34 pm Respectfully submitted by _______________________________________ Jodie Gay , Secretary for the Board 17Page