March 3, 2025 - 6:00 PM - Board of Commissioners Agenda Packet (Rezoning)

10 PUBLIC NOTICE OF COUNTY BOARD MEETING March 3 , 2025 6 00 pm The Johnston County Board of Commissioners will meet in Regular Session on Monday , March 3 , 2025 at 6 00 pm or as soon thereafter as possible in the Commissioners Meeting Room located in the Johnston County Courthouse at 207 E Johnston Street , Smithfield , NC The purpose of the meeting is to transact business as presented during the meeting Auxiliary aids for the handicapped will be made available upon reasonable notice Citizens that would like to address the Board for Public Comment or any of the cases listed below but have concerns with physically attending the meeting , may email those comments to Clerk to the Board Dana Cuddington at danacuddington @ johnstonncgov The meeting will also be livestreamed through YouTube at https wwwyoutubecom jocogovnc 1 Approval Discussion of Agenda 2 Recognition of JoCo Phoenix Firebirds 3 Public Comments 4 Public Hearings Rezoning Conditional Use Requests CASE 24 - 30 – Applicant Stevens Sausage Road 3411 , LLC 5 CASE 24 - 33 – Applicant Cattail Family , LLC Continued from February 3 , 2025 27 CASE 25 - 01 – Applicant Raymond Mitchell 41 5 Finance – Resolution for Financing a Portion of the Advanced Manufacturing Training Center in Four Oaks and a Classroom Addition at Cleveland High School 56 6 Manager Reports and Comments 7 Board Reports and Comments Page 1 of 64PageMarch 3 , 2025 6 00 pm 1 Approval Discussion of Agenda 2 Recognition of JoCo Phoenix Firebirds 3 Public Comments 4 Public Hearings Rezoning Conditional Use Requests After each rezoning case is heard , which is a legislative public hearing , the hearing will be recessed , and the Board will render a decision CASE 24 - 30 REZONING PETITION CONDITIONAL ZONING REQUEST Petition to rezone 259 acres located in 3411 , 3445 , & 3305 , Stevens Sausage Road in the Smithfield Township from Agricultural Residential AR to Industrial 2 - Conditional Zoning 12 - CZ - Conditional Zoning GB - CZ Tax ID 15L12015J , 15L12015D , & 15L12015A Owner Stevens Sausage Road 3411 , LLC Applicant Stevens Sausage Road 3411 , LLC Conditional Zoning Request Meat - Packing and other related Industrial uses The Planning Board recommends APPROVAL of the Rezoning request and submits to the Board of Commissioners a proposed Statement of Consistency for adoption along with proposed Conditional Zoning District conditions Fact Sheet includes conditions Planning Board Minutes Application Site Plan Zoning Map Aerial Map Photos Proposed Statement of Consistency for Approval from Planning Board CASE 24 - 33 Continued from February 3 , 2025 REZONING PETITION CONDITIONAL ZONING REQUEST Petition to rezone 337 acres located at 10369 NC Hwy 96 in the O’Neals Township from Community Business CB to General Business - Conditional Zoning GB - CZ Tax ID 11M05036G Owner Cattail Family , LLC Applicant Cattail Family , LLC Conditional Zoning Request Event Center , Deli Bakery Restaurant The Planning Board recommends APPROVAL of the Rezoning request and submits to the Board of Commissioners a proposed Statement of Consistency for adoption along with proposed Conditional Zoning District conditions Fact Sheet includes conditions Planning Board Minutes Application Site Plan Zoning Map Aerial Map Photos Proposed Statement of Consistency for Approval from Planning Board Page 2 of 64PageCASE 25 - 01 REZONING PETITION CONDITIONAL ZONING REQUEST Petition to rezone 85 acre tract located in the 14900 Block of NC Highway 39 in the O’Neals Township from Agricultural Residential AR to General Business - Conditional Zoning GB - CZ Tax ID 11M01023Z Owner Raymond Mitchell Applicant Raymond Mitchell Conditional Zoning Request Business office and Barber Beauty Salon The Planning Board recommends APPROVAL of the Rezoning request and submits to the Board of Commissioners a proposed Statement of Consistency for adoption along with proposed Conditional Zoning District conditions Fact Sheet includes conditions Planning Board Minutes Application Site Plan Zoning Map Aerial Map Photos Proposed Statement of Consistency for Approval from Planning Board 5 Finance – Resolution for Financing a Portion of the Advanced Manufacturing Training Center in Four Oaks and a Classroom Addition at Cleveland High School Staff requests the Board to adopt a resolution approving the plan to finance a portion of the construction of the Advanced Manufacturing Training Center in the Town of Four Oaks and a classroom addition at Cleveland High School in a principal amount up to 30,000,000 See attached resolution and capital project ordinance 6 Manager Reports and Comments 7 Board Reports and Comments Page 3 of 64PageNOTICE OF PUBLIC HEARING The Johnston County Board of Commissioners will conduct Rezoning Petition Application Public Hearings for the following cases on Monday , March 3 , 2025 at their 6 00 pm meeting After each rezoning case is heard , the rezoning public hearing , which is a legislative hearing , will be recessed and the Board will render a decision These hearings will be held in the Commissioners Meeting Room located in the Johnston County Courthouse at 207 E Johnston Street , Smithfield , North Carolina If there are any citizens that would like to address the Board regarding any of the cases listed below but have concerns with physically attending the meeting , please email those concerns to Clerk to the Board Dana Cuddington at danacuddington @ johnstonncgov or call 919 989 - 5100 The meeting will be live streamed through YouTube at https wwwyoutubecom jocogovnc CASE 24 - 30 Rezoning Petition Petition to rezone 259 acres located at 3411 , 3445 , & 3305 Stevens Sausage Rd in the Smithfield Township from Agricultural Residential AR to Industrial 2 - Conditional Zoning I2 - CZ Tax ID 15L12015J , 15L12015D , & 15L12015A Owner Stevens Sausage Road 3411 , LLC Applicant Stevens Sausage Road 3411 , LLC Conditional Zoning Request Meat - Packing and other related Industrial uses CASE 24 - 33 Continued from February 3 , 2025 - Rezoning Petition Petition to rezone 337 acres located at 10369 NC Hwy 96 N in the O’Neals Township from Community Business CB to General Business - Conditional Zoning GB - CZ Tax ID 11M05036G Owner Cattail Family , LLC Applicant Cattail Family , LLC Conditional Zoning Request Event Center , Deli Bakery Restaurant CASE 25 - 01 Rezoning Petition Petition to rezone 85 acres located in the 14900 Block of NC Highway 39 in the O’Neals Township from Agricultural Residential AR to General Business - Conditional Zoning GB - CZ Tax ID 11M01023Z Owner Raymond Mitchell Applicant Raymond Mitchell Conditional Zoning Request Business office and Barber Beauty salon The public may obtain additional information on the above rezoning cases through the Johnston County Planning and Zoning Department located at 309 E Market Street , Smithfield , North Carolina between the hours of 8 00 am and 5 00 pm , Monday through Friday , or call 919 - 989 - 5150 RS “ Butch ” Lawter , Jr , Chairman Johnston County Board of Commissioners Page 4 of 64PagePage pageNumber5STAFF REPORT CONDITIONAL ZONING CASE 24 - 30 Petition to rezone 259 acres located at 3411 , 3445 , & 3305 Stevens Sausage Rd in Rezoning Petition the Smithfield Township from Agricultural Residential AR to Industrial 2 - Conditional Zoning I2 - CZ 15L12015J , 15L12015D , & 15L12015A Tax ID Stevens Sausage Road 3411 , LLC Owner Stevens Sausage Road 3411 , LLC Applicant Meat - Packing and other related Industrial uses Conditional Zoning Request Utilities & Services ? Smithfield Fire District and Rescue Squad … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Existing and Surrounding Land Uses Zoning ? Zoned AR and is a legal non - conforming use xisting Land Use E ? Zoned AR and used for residential and agricultural urrounding Land Uses S purposes Traffic Concerns this portion of Stevens Sausage Rd is 300 vpd 2023 Traffic count for ? Stevens Sausage Rd does not appear on the CTP as needing improvement … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Land Use Plan This area is located within a designated “ Agricultural Area Placetype ” on the County’s 2040 Comprehensive Land Use Plan … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Staff Comments and Recommendation ? Number of notices sent 6 STAFF RECOMMENDATION Approval , based on the fact that it has been a legal , non - conforming use for decades without any complaints or violations They are trying to bring the property into compliance with the LDC , while also possibly expanding in the future Planning Board ? No one spoke with concerns Planning Board Recommendation The Planning Board of the rezoning for Case 24 - 30 and submits the following RECOMMENDS APPROVAL consistency statement … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Statement This request is consistent with the Comprehensive Land Use Plan in that it aligns with ED - 1 “ Expand job opportunities in the County ” The property has also been a legal non - conforming use for decades without any complaints to the Planning department Conditional Zoning Applicant Questions Page 5 of 64PagePage pageNumber61 That the use or development is located , designed , and proposed to be operated so as to maintain or promote the public health , safety , and general welfare ; Applicant The site is somewhat unique in that an existing meat - packing business has been operating on the site for years prior to current zoning regulations , and is therefore considered a grandfathered business operation , although being located in the non - conforming AR zoning district Additionally , the business is an established operation to the local community providing employment and food products to the surrounding community It is inevitable that future expansion will be necessary for the business to grow Although there is no current or specific plan for expansion , this request is a proactive step to reconcile the zoning with the existing use AND to create a site - specific conceptual framework for future expansion and conditions on the site Regarding public health , safety and welfare and any future site expansion … It is hereby made a condition of this request that any future , specific site expansion plans not only shall be in accordance with this zoning request , but that detailed construction drawings shall also be submitted to the County for approval and confirmation that such future plans comply with all required standards In other words , any specific future development plan will be required to meet all applicable standards , regulations & codes which are in place to help ensure that NO detrimental impacts or dangers are incurred Concerns related to visual impacts , environment , stormwater , traffic , etc are either addressed directly on the attached Preliminary Site Plan , or shall be addressed with future submittal of construction drawings , all prior to any construction taking place some of the concerns are also addressed below All applicable regulations shall be met or exceeded by the proposed development Furthermore , because this is a Conditional Zoning request , any specific concerns by the municipality may also be addressed through this conditional zoning process 2 That the use of the development appears to comply with all required use and intensity regulations of Articles II & IV of the Johnston County Land Development Code and the applicable specific standards in section 14 - 257 and with all applicable regulations ; Applicant The current meat - packing operation is the current and primary use for this zoning request However , in order for the current business to protect its future assets , several other uses are also requested herein The applicant has only requested these uses as possible , although not probable , future uses on the site which provides some safeguard for future business value and business viability continuity on the site Also as described below such uses were selected in order to be compatible with providing either goods , services or employment to the surrounding community It should be stated that the existing meat - packing business is only allowed as a use in the I - 2 zoning district thus the request for I - 2 CZD zoning , and the I - 2 general zoning is typically dedicated to more intense industry uses , such as meat - packing The other uses as requested herein are allowed in the less intense I - 1 zoning district or other commercial districts ; meaning these additional uses would typically be considered less intrusive to the surrounding area Regarding the surrounding neighborhood , it is comprised mostly of rural single - family residential and farmland The existing meat - packing business use has operated in this area for years and is a fixture within the neighborhood , and even provided employment and food products to the surrounding community See next section for how the existing and future expansions are being planned for the surrounding area 3 That the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity ; Applicant As described above , the existing use is “ already ” a working component and fixture within the surrounding neighborhood Part of the reason for this request is to “ plan ” for future expansion of the existing business so that it does not disrupt the character of the neighborhood as the business grows The attached preliminary plan shows a concept for a possible major facility expansion closer to the existing facility An important aspect of this site plan is to make note of the larger area surrounding the future expansion One of the primary intentions of the attached Preliminary Plan is to dedicate a surrounding landscape buffer as indicated that creates an intense screening between the surrounding uses Said buffer shall at least be equal to the County’s standard Class ‘ C ’ landscape buffer as required ; however , in addition the applicant has volunteered that an additional 25 of the required plantings be used in order to further intensify the screening see additional conditions section below as well as the Preliminary Plan 4 That the use or development conforms with general plans for the physical development of the County’s Planning jurisdiction , the Design Manual , or other development policies as adopted by the Board of Commissioners Page 6 of 64PagePage pageNumber7Applicant As stated , this site is somewhat unique in that it hosts an existing and established business operation that is already fixed within a surrounding , mostly - residential area While this site is not identified on the County’s Comprehensive Plan for future growth activity , there certainly are new residential communities springing up in the greater surrounding area This is yet another reason for this proactive zoning request Growth is inevitable for BOTH the business and surrounding area Just because there isn’t any “ noted ” future growth identified in the area on the Land Use Plan , certainly does not mean the County cannot “ plan ” for smart growth in this community which just happens to accommodate an existing business that has been integral to the surrounding community This zoning request allows a tool to do just that Proposed Conditional Zoning District Information 1 Please Provide the purpose of the district , a project narrative , and a list of proposed land uses to be allowed within the conditional zoning district Applicant The Purpose of this Conditional Zoning request is primarily to reconcile a current non - conforming zoning district with an existing industrial use for a meat - packing operation Additionally , it also provides a conceptual plan framework for the business to expand in the future while maintaining compatibility with the surrounding neighborhood This request also protects the business ’ future value and continuity by allowing for “ potential ” future uses that are typically considered “ less intense ” than the existing meat - packing operation while also maintaining compatibility with the surrounding neighborhood , providing either employment , products or services to the community Such additional uses as taken from the County’s Table of Uses include Bakery Manufacturing , Bakery Retail , Boat Sales Repair , Bottling Plant , Building Materials Supplies Wholesale & Retail , Business Office , Cabinet Woodworking , Contractor’s Yard , Dairy Products , Electrical Electronic Manufacturing , Farm Machinery Assembly , Feed Seed Sales , Furniture Manufacturing , Government Use , HVAC shop , Ice Plant Storage & Freezer Lockers , Landscaping Nursery , Machine Shop , Manufacturing Uses , Mini - Storage , Open Storage , Pharmaceutical Manufacturing Distribution , Plumbing Supply Storage , Restaurant as an Accessory Use , Sign Shop , Warehouse , Welding Shop 2 Conditions to apply to the conditional zoning district Within a Conditional Zoning District , additional conditions and requirements may be added which may assist in mitigating the impacts the development may have on the surrounding community and the environment Staff , the Planning Board , and Board of Commissioners may propose additional conditions during the review process Please list any conditions that you propose , as the applicant , below Applicant i An intense landscape screen with shall be provided or maintained around the perimeter of any future facilities associated with this site “ Existing ” woods and mature trees will be retained and utilized to the maximum extent practical for this buffer , where such trees currently exist along the perimeter of the site Any new screening shall be equal to the County’s current standard Class ‘ C ’ buffer PLUS an additional 25 of plantings in addition to the required Class ‘ C ’ plantings as indicated on the attached Preliminary Site Plan ii The attached Preliminary Plan indicates the best concept of preliminary layout for future expansions at this time , as well as other potential future details However , any future plans involving a specific expansion , or phases of expansions , related to buildings or structures or infrastructure shall be required to submit detailed and site - specific Construction Drawings which shall be approved by Johnston County staff and any other relevant agencies demonstrating Page 7 of 64PagePage pageNumber8compliance with all applicable local , state and federal regulations This includes but is not limited to County stormwater requirements , traffic studies when warranted , emergency services requirements , water sewer requirements , NCDOT requirements , NCDEQ erosion control requirements , etc iii For any future uses as itemized above that particularly involves manufacturing of any kind , such future uses shall be restricted as follows a Manufacturing operations shall be limited to indoor production b Any product or material storage occurring outdoors near exterior or adjacent property shall be screened in addition to the exterior landscape buffer c Any operations that might be considered an excessive nuisance such noise or odor shall adhere strictly to County Ordinance and Policy regarding such operations , including the dampening of such effects when required Conditions 1 The following uses shall be permitted Current use of Meat - packing facility and also possibly the following future uses Bakery Manufacturing , Bakery Retail , Boat Sales Repair , Bottling Plant , Building Materials Supplies Wholesale & Retail , Business Office , Cabinet Woodworking , Contractor’s Yard , Dairy Products , Electrical Electronic Manufacturing , Farm Machinery Assembly , Feed Seed Sales , Furniture Manufacturing , Government Use , HVAC shop , Ice Plant Storage & Freezer Lockers , Landscaping Nursery , Machine Shop , Manufacturing Uses , Mini - Storage , Open Storage , Pharmaceutical Manufacturing Distribution , Plumbing Supply Storage , Restaurant as an Accessory Use , Sign Shop , Warehouse , Welding Shop Proposed by applicant 2 An intense landscape screen with shall be provided or maintained around the perimeter of any future facilities associated with this site “ Existing ” woods and mature trees will be retained and utilized to the maximum extent practical for this buffer , where such trees currently exist along the perimeter of the site Any new screening shall be equal to the County’s current standard Class ‘ C ’ buffer PLUS an additional 25 of plantings in addition to the required Class ‘ C ’ plantings as indicated on the attached Preliminary Site Plan Proposed by Applicant 3 For any future uses as itemized above that particularly involves manufacturing of any kind , such future uses shall be restricted as follows a Manufacturing operations shall be limited to indoor production b Any product or material storage occurring outdoors near exterior or adjacent property shall be screened in addition to the exterior landscape buffer c Any operations that might be considered an excessive nuisance such noise or odor shall adhere strictly to County Ordinance and Policy regarding such operations , including the dampening of such effects when required Proposed by applicant 4 Lighting will be down lighting so as not to shine onto adjacent properties and to minimize glare 5 Updated NCDOT driveway permit must be obtained for any future driveways 6 The development shall conform to all requirements of the Johnston County Land Development Code 7 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff if there are any changes or additions to the property 8 All signage shall comply with the Johnston County sign code 9 All buildings and or structures must comply with rules enforced by Federal , State and Local agencies Page 8 of 64PagePage pageNumber9Planning Board Minutes Case 24 - 30 January 28 , 2025 Rezoning Petition Agricultural Residential AR to Industrial 2 - Conditional Zoning I2 - CZ Tax ID 15L12015J , 15L12015D , & 15L12015A Owner Stevens Sausage Road 3411 , LLC Applicant Stevens Sausage Road 3411 , LLC Location 259 acres located at 3411 , 3445 , & 3305 Stevens Sausage Rd in the Smithfield Township Conditional Zoning Request Meat - Packing and other related Industrial uses Mr Marr introduced the case and referenced the information listed above Mr Marr stated that the existing land use was zoned Agricultural Residential AR and is a legal non - conforming use Mr Marr stated that the surrounding land uses were zoned Agricultural Residential AR and agricultural purposes Mr Marr stated that the area is located within a designated “ Agricultural Area Placetype ” on the County’s 2040 Comprehensive Land Use Plan Mr Sloan Stevens , 1206 Chestnut Dr , Smithfield , NC , Stevens Sausage Company , stated the particulars of the request and was present to answer any questions from the Board Mr Stevens gave a brief history of the company Mr Stevens stated the request was to bring the subject properties into conformity should they want to make any future additions Chairman Letchworth asked Mr Stevens if he had read and agreed to the conditions in the staff report Mr Stevens agreed 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 Staff Recommendation Approval , based on the fact that it has been a legal , non - conforming use for decades without any complaints or violations They are trying to bring the property into compliance with the LDC , while also possibly expanding in the future Upon a motion by Ms Holmes to approve Rezoning Case 24 - 30 , seconded by Mr Crenshaw , Rezoning Case 24 - 30 was recommended for approval by a unanimous vote of 7 - 0 at the January 28 , 2025 Planning Board Meeting Rezoning Case 24 - 30 will be heard by the Board of County Commissioners at their March 3 , 2025 meeting Page 9 of 64Page0Consistency Statement This request is consistent with the Comprehensive Land Use Plan in that it aligns with ED - 1 “ Expand job opportunities in the County ” The property has also been a legal non - conforming use for decades without any complaints to the Planning department Conditional Zoning Applicant Questions 1 That the use or development is located , designed , and proposed to be operated so as to maintain or promote the public health , safety , and general welfare ; Applicant The site is somewhat unique in that an existing meat - packing business has been operating on the site for years prior to current zoning regulations , and is therefore considered a grandfathered business operation , although being located in the non - conforming AR zoning district Additionally , the business is an established operation to the local community providing employment and food products to the surrounding community It is inevitable that future expansion will be necessary for the business to grow Although there is no current or specific plan for expansion , this request is a proactive step to reconcile the zoning with the existing use AND to create a site - specific conceptual framework for future expansion and conditions on the site Regarding public health , safety and welfare and any future site expansion … It is hereby made a condition of this request that any future , specific site expansion plans not only shall be in accordance with this zoning request , but that detailed construction drawings shall also be submitted to the County for approval and confirmation that such future plans comply with all required standards In other words , any specific future development plan will be required to meet all applicable standards , regulations & codes which are in place to help ensure that NO detrimental impacts or dangers are incurred Concerns related to visual impacts , environment , stormwater , traffic , etc are either addressed directly on the attached Preliminary Site Plan , or shall be addressed with future submittal of construction drawings , all prior to any construction taking place some of the concerns are also addressed below All applicable regulations shall be met or exceeded by the proposed development Furthermore , because this is a Conditional Zoning request , any specific concerns by the municipality may also be addressed through this conditional zoning process 2 That the use of the development appears to comply with all required use and intensity regulations of Articles II & IV of the Johnston County Land Development Code and the applicable specific standards in section 14 - 257 and with all applicable regulations ; Applicant The current meat - packing operation is the current and primary use for this zoning request However , in order for the current business to protect its future assets , several other uses are also requested herein The applicant has only requested these uses as possible , although not probable , future uses on the site which provides some safeguard for future business value and business viability continuity on the site Also as described Page 10 of 64Page1below such uses were selected in order to be compatible with providing either goods , services or employment to the surrounding community It should be stated that the existing meat - packing business is only allowed as a use in the I - 2 zoning district thus the request for I - 2 CZD zoning , and the I - 2 general zoning is typically dedicated to more intense industry uses , such as meat - packing The other uses as requested herein are allowed in the less intense I - 1 zoning district or other commercial districts ; meaning these additional uses would typically be considered less intrusive to the surrounding area Regarding the surrounding neighborhood , it is comprised mostly of rural single - family residential and farmland The existing meat - packing business use has operated in this area for years and is a fixture within the neighborhood , and even provided employment and food products to the surrounding community See next section for how the existing and future expansions are being planned for the surrounding area 3 That the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity ; Applicant As described above , the existing use is “ already ” a working component and fixture within the surrounding neighborhood Part of the reason for this request is to “ plan ” for future expansion of the existing business so that it does not disrupt the character of the neighborhood as the business grows The attached preliminary plan shows a concept for a possible major facility expansion closer to the existing facility An important aspect of this site plan is to make note of the larger area surrounding the future expansion One of the primary intentions of the attached Preliminary Plan is to dedicate a surrounding landscape buffer as indicated that creates an intense screening between the surrounding uses Said buffer shall at least be equal to the County’s standard Class ‘ C ’ landscape buffer as required ; however , in addition the applicant has volunteered that an additional 25 of the required plantings be used in order to further intensify the screening see additional conditions section below as well as the Preliminary Plan 4 That the use or development conforms with general plans for the physical development of the County’s Planning jurisdiction , the Design Manual , or other development policies as adopted by the Board of Commissioners Applicant As stated , this site is somewhat unique in that it hosts an existing and established business operation that is already fixed within a surrounding , mostly - residential area While this site is not identified on the County’s Comprehensive Plan for future growth activity , there certainly are new residential communities springing up in the greater surrounding area This is yet another reason for this proactive zoning request Growth is inevitable for BOTH the business and surrounding area Just because there isn’t any “ noted ” future growth identified in the area on the Land Use Plan , certainly does not mean the County cannot “ plan ” for smart growth in this community which just happens to accommodate an existing business that has been integral to the surrounding community This zoning request allows a tool to do just that Page 11 of 64Page2Proposed Conditional Zoning District Information 1 Please Provide the purpose of the district , a project narrative , and a list of proposed land uses to be allowed within the conditional zoning district Applicant The Purpose of this Conditional Zoning request is primarily to reconcile a current non - conforming zoning district with an existing industrial use for a meat - packing operation Additionally , it also provides a conceptual plan framework for the business to expand in the future while maintaining compatibility with the surrounding neighborhood This request also protects the business ’ future value and continuity by allowing for “ potential ” future uses that are typically considered “ less intense ” than the existing meat - packing operation while also maintaining compatibility with the surrounding neighborhood , providing either employment , products or services to the community Such additional uses as taken from the County’s Table of Uses include Bakery Manufacturing , Bakery Retail , Boat Sales Repair , Bottling Plant , Building Materials Supplies Wholesale & Retail , Business Office , Cabinet Woodworking , Contractor’s Yard , Dairy Products , Electrical Electronic Manufacturing , Farm Machinery Assembly , Feed Seed Sales , Furniture Manufacturing , Government Use , HVAC shop , Ice Plant Storage & Freezer Lockers , Landscaping Nursery , Machine Shop , Manufacturing Uses , Mini - Storage , Open Storage , Pharmaceutical Manufacturing Distribution , Plumbing Supply Storage , Restaurant as an Accessory Use , Sign Shop , Warehouse , Welding Shop 2 Conditions to apply to the conditional zoning district Within a Conditional Zoning District , additional conditions and requirements may be added which may assist in mitigating the impacts the development may have on the surrounding community and the environment Staff , the Planning Board , and Board of Commissioners may propose additional conditions during the review process Please list any conditions that you propose , as the applicant , below Applicant i An intense landscape screen with shall be provided or maintained around the perimeter of any future facilities associated with this site “ Existing ” woods and mature trees will be retained and utilized to the maximum extent practical for this buffer , where such trees currently exist along the perimeter of the site Any new screening shall be equal to the County’s current standard Class ‘ C ’ buffer PLUS an additional 25 of plantings in addition to the required Class ‘ C ’ plantings as indicated on the attached Preliminary Site Plan ii The attached Preliminary Plan indicates the best concept of preliminary layout for future expansions at this time , as well as other potential future details However , any future plans involving a specific expansion , or phases of expansions , related to buildings or structures or infrastructure shall be required to submit detailed and site - specific Construction Drawings which shall be approved by Johnston County staff and any other relevant agencies demonstrating compliance with all applicable local , state and federal regulations This includes but is not limited to County Page 12 of 64Page3stormwater requirements , traffic studies when warranted , emergency services requirements , water sewer requirements , NCDOT requirements , NCDEQ erosion control requirements , etc iii For any future uses as itemized above that particularly involves manufacturing of any kind , such future uses shall be restricted as follows a Manufacturing operations shall be limited to indoor production b Any product or material storage occurring outdoors near exterior or adjacent property shall be screened in addition to the exterior landscape buffer c Any operations that might be considered an excessive nuisance such noise or odor shall adhere strictly to County Ordinance and Policy regarding such operations , including the dampening of such effects when required Conditions 1 The following uses shall be permitted Current use of Meat - packing facility and also possibly the following future uses Bakery Manufacturing , Bakery Retail , Boat Sales Repair , Bottling Plant , Building Materials Supplies Wholesale & Retail , Business Office , Cabinet Woodworking , Contractor’s Yard , Dairy Products , Electrical Electronic Manufacturing , Farm Machinery Assembly , Feed Seed Sales , Furniture Manufacturing , Government Use , HVAC shop , Ice Plant Storage & Freezer Lockers , Landscaping Nursery , Machine Shop , Manufacturing Uses , Mini - Storage , Open Storage , Pharmaceutical Manufacturing Distribution , Plumbing Supply Storage , Restaurant as an Accessory Use , Sign Shop , Warehouse , Welding Shop Proposed by applicant 2 An intense landscape screen with shall be provided or maintained around the perimeter of any future facilities associated with this site “ Existing ” woods and mature trees will be retained and utilized to the maximum extent practical for this buffer , where such trees currently exist along the perimeter of the site Any new screening shall be equal to the County’s current standard Class ‘ C ’ buffer PLUS an additional 25 of plantings in addition to the required Class ‘ C ’ plantings as indicated on the attached Preliminary Site Plan Proposed by Applicant 3 For any future uses as itemized above that particularly involves manufacturing of any kind , such future uses shall be restricted as follows a Manufacturing operations shall be limited to indoor production b Any product or material storage occurring outdoors near exterior or adjacent property shall be screened in addition to the exterior landscape buffer c Any operations that might be considered an excessive nuisance such noise or odor shall adhere strictly to County Ordinance and Policy regarding such operations , including the dampening of such effects when required Proposed by applicant 4 Lighting will be down lighting so as not to shine onto adjacent properties and to minimize glare 5 Updated NCDOT driveway permit must be obtained for any future driveways Page 13 of 64Page46 The development shall conform to all requirements of the Johnston County Land Development Code 7 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff if there are any changes or additions to the property 8 All signage shall comply with the Johnston County sign code 9 All buildings and or structures must comply with rules enforced by Federal , State and Local agencies Page 14 of 64Page5Page 15 of 64Page6Page 16 of 64Page7Page 17 of 64Page8Page 18 of 64Page9Page 19 of 64Page0Page 20 of 64Page1Page 21 of 64Page2Page 22 of 64Page3 DISCLAIMER Johnston County assumes no legal responsibility for the information represented here Scale 1 8669 - 1 in 72244 feet Johnston County GIS The scale is only accurate when printed landscape on a 8 1 2 x 11 size sheet with no page scaling December 9 , 2024 Powered by TCPDF wwwtcpdforg Page 23 of 64Page4 DISCLAIMER Johnston County assumes no legal responsibility for the information represented here Scale 1 4359 - 1 in 36324 feet Johnston County GIS The scale is only accurate when printed landscape on a 8 1 2 x 11 size sheet with no page scaling December 9 , 2024 Powered by TCPDF wwwtcpdforg Page 24 of 64Page524 - 30 Page 25 of 64Page6RESOLUTION FOR CASE NUMBER 24 - 30 RESOLUTION APPROVING A ZONING AMENDMENT AND ADOPTING A STATEMENT OF CONSISTENCY REGARDING AN ORDINANCE AMENDING THE OFFICIAL ZONING MAPS OF JOHNSTON COUNTY WHEREAS , pursuant to NC Gen Stat § 160D - 605 , prior to adopting or rejecting a zoning amendment , the governing board is required to adopt a statement approving or rejecting the zoning amendment and describe if the amendment is consistent or inconsistent with the comprehensive zoning plan and why the board considers the action taken to be reasonable and in the public interest ; WHEREAS , the Johnston County Planning Board has reviewed a proposed amendment to The Official Zoning Maps of Johnston County , for Parcels identified as Tax ID 15L12015J , 15L12015D , and 15L12015A located at 3411 , 3445 , and 3305 Stevens Sausage Road in Smithfield Township , from Agricultural Residential to Industrial 2 - Conditional Zoning WHEREAS , based on a review of the proposed amendment the Planning Board found that the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates and further recommended that the Board of Commissioners approve the proposed amendment ; and WHEREAS , this Board has reviewed and considered the above written recommendation of the Planning Board and has held a public hearing on the proposed amendment , and this Board desires to approve the zoning amendment and adopt a statement describing why the adoption of the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates , and the Board considers the proposed amendment to be reasonable and in the public interest NOW , THEREFORE , BE IT ORDAINED BY THE JOHNSTON COUNTY BOARD OF COMMISSIONERS THAT 1 This Board finds and determines that the adoption of the proposed amendment to the Official Zoning Maps of Johnston County is consistent with the Johnston County Land Use Plan and updates thereto because the Land Use Plan and updates indicate that a The property is located within a designated Agricultural Area ” future land use placetype 2 This Board finds and determines that it is reasonable and in the public interest to approve the proposed amendment because a The proposed development is an established business with decades of continuous operation , and said operation involves the processing of agricultural products 3 This Board approves the proposed zoning amendment from Agricultural Residential to Industrial 2 - Conditional Zoning Adopted this the 3rd day of March , 2025 ATTEST BOARD OF COMMISSIONERS FOR THE COUNTY OF JOHNSTON _____________________________ By ____________________________ Dana G Cuddington , Clerk to the Board RS “ Butch ” Lawter , Jr , Chairman Page 26 of 64Page7STAFF REPORT CONDITIONAL ZONING CASE 24 - 33 Rezoning Petition Petition to rezone 337 acres located at 10369 NC Hwy 96 N in the O’Neals Township from Community Business CB to General Business - Conditional Zoning GB - CZ Tax ID 11M05036G Owner Cattail Family , LLC Applicant Cattail Family , LLC Conditional Zoning Request Event Center , Deli Bakery Restaurant … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Utilities & Services ? O’Neals Fire District and THS Rescue Squad … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Existing and Surrounding Land Uses Zoning ? Existing Land Use Zoned CB is an abandoned Mill House ? Surrounding Land Uses Zoned AR and used for agricultural and residential purposes Zoned CB and is approved for community businesses but cannot locate any businesses in operation … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Traffic Concerns ? Traffic count for this portion of NC Hwy 96 is 2800 vpd 2023 ? This portion of NC Hwy 96 appears on the Comprehensive Transportation Plan as an existing major thoroughfare with adequate design capacity … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Land Use Plan ? This area is located within an “ Open Space and Conservation ” future land use Placetype on the County’s Envision Johnston Comprehensive Land Use Plan Additional Information ? Number of notices sent 4 STAFF RECOMMENDATION Approval , based on the following consistency statement … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Consistency Statement This request is consistent with the Envision Johnston Comprehensive Land Use Plan in that the Open Space - Conservation placetype allows some development with access to protected open space The parcel will remain rural in appearance and have a low amount of volume coming to and from the site overall It is also already zoned Community Business and the site will change minimally Conditional Zoning Applicant Questions 1 That the use or development is located , designed , and proposed to be operated so as to maintain or promote the public health , safety , and general welfare ; Applicant Cattail Mill is approximately 90 years old and includes an 80 acre lake and 500 plus acres which is under development for residential Millhouse is unique in that old turbines , milling stones to the equipment still there and will be preserved 2 That the use of the development appears to comply with all required use and intensity regulations of Articles II & IV of the Johnston County Land Development Code and the applicable specific standards in section 14 - 257 and with all applicable regulations ; Applicant Events such as corporate events and weddings are a draw to Johnston County The desirability is increased and it helps people see and understand how mills are an important part Page 27 of 64Page8of life in past years Also will be used as a clubhouse for Cattail Village 3 That the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity ; Applicant See Old Mill news 4 That the use or development conforms with general plans for the physical development of the County’s Planning jurisdiction , the Design Manual , or other development policies as adopted by the Board of Commissioners Applicant Meeting place - clubhouse - History preserved Low Impact Proposed Conditional Zoning District Information 1 Please Provide the purpose of the district , a project narrative , and a list of proposed land uses to be allowed within the conditional zoning district Applicant Clubhouse , Event Center , and possible future deli bakery restaurant 2 Conditions to apply to the conditional zoning district Within a Conditional Zoning District , additional conditions and requirements may be added which may assist in mitigating the impacts the development may have on the surrounding community and the environment Staff , the Planning Board , and Board of Commissioners may propose additional conditions during the review process Please list any conditions that you propose , as the applicant , below Applicant Hours of Operation 7 am - 11 pm 7 days a week Music played indoors only Adequate parking provided Conditions 1 Proposed Uses Clubhouse , event center , and possible future deli bakery restaurant Proposed by applicant 2 Music will be played indoors only Proposed by applicant 3 Adequate parking provided and no parking beside roadway Proposed by applicant 4 The development shall conform to all requirements of the Johnston County Land Development Code 5 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 6 Lighting shall be engineered dark sky down - lighting so as not to shine onto adjacent properties 7 Hours of operation Monday - Sunday 7am - 11 pm Proposed by applicant 8 All parking off - street 9 All buildings and or structures must comply with rules enforced by Federal , State and Local agencies 10 Installation of at least a Class B buffer along all rezoning boundaries lines 2 large trees , 3 small trees , and 9 shrubs every one hundred 100 linear feet Existing vegetation may be used 11 All signage must comply with the Johnston County sign ordinance 12 Environmental Health regulations must be adhered to for any food preparation or sales Page 28 of 64Page913 Strict compliance with the Johnston County Noise Ordinance 14 If 17,000 sf of impervious area is planned to be disturbed , a stormwater permit will be required 15 If one acre or more is planned to be disturbed , an erosion control permit will be required 16 No impervious area can be added to the 50 ’ riparian buffer outside of the existing footprint The asphalt parking area cannot be constructed in the 50 ’ buffer 17 The existing building overhang is considered impervious , therefore sets the existing impervious footprint in the 50 ’ riparian buffer Concrete or a similar surface can be added under the existing overhang as requested , but must be entirely in the existing footprint This cannot create concentrated flows to the buffer or drainage issues on the site 18 If a stormwater permit is required , the property is located in the ESA and is limited to 12 impervious area without stormwater controls 19 401 404 permits may be required 20 Wetlands should be delineated and shown on the plan if any are present as well as all jurisdictional features and buffers 21 NCDOT driveway permit required Page 29 of 64Page0Planning Board Minutes Case 24 - 33 December 17 , 2024 Rezoning Petition Community Business CB to General Business - Conditional Zoning GB - CZ Tax ID 11M05036G Owner Cattail Family , LLC Applicant Cattail Family , LLC Location 337 acres located at 10369 NC Hwy 96 N in the O’Neals Township Conditional Zoning Request Event Center , Deli Bakery Restaurant Mr Marr introduced the case and referenced the information listed above Mr Marr stated that the existing land use was zoned Community Business CB and is an abandoned Mill House Mr Marr spoke about the surrounding land uses Mr Marr stated that the area is located within an “ Open Space and Conservation ” future land use Placetype on the County’s Envision Johnston Comprehensive Land Use Plan Mr Norwood Thompson , 442 ½ E Main St , Clayton , NC , Applicant , stated the particulars of the request and was present to answer any questions from the Board Mr Thompson stated that a tornado took out the store across the road a few years back and they are currently redoing the Mill House 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 Chairman Letchworth asked Mr Thompson if he agreed to the conditions in the staff report Mr Thompson reviewed the conditions and agreed Staff Recommendation Approval Upon a motion by Mr Hudson to approve Rezoning Case 24 - 33 , seconded by Ms Howard , Rezoning Case 24 - 33 was recommended for approval by a unanimous vote of 5 - 0 at the December 17 , 2024 Planning Board Meeting Rezoning Case 24 - 33 will be heard by the Board of County Commissioners at their February 3 , 2025 meeting Consistency Statement This request is consistent with the Envision Johnston Comprehensive Land Use Plan in that the Open Space - Conservation placetype allows some development with access to protected Page 30 of 64Page1open space The parcel will remain rural in appearance and have a low amount of volume coming to and from the site overall It is also already zoned Community Business and the site will change minimally Conditional Zoning Applicant Questions 1 That the use or development is located , designed , and proposed to be operated so as to maintain or promote the public health , safety , and general welfare ; Applicant Cattail Mill is approximately 90 years old and includes an 80 acre lake and 500 plus acres which is under development for residential Millhouse is unique in that old turbines , milling stones to the equipment still there and will be preserved 2 That the use of the development appears to comply with all required use and intensity regulations of Articles II & IV of the Johnston County Land Development Code and the applicable specific standards in section 14 - 257 and with all applicable regulations ; Applicant Events such as corporate events and weddings are a draw to Johnston County The desirability is increased and it helps people see and understand how mills are an important part of life in past years Also will be used as a clubhouse for Cattail Village 3 That the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity ; Applicant See Old Mill news 4 That the use or development conforms with general plans for the physical development of the County’s Planning jurisdiction , the Design Manual , or other development policies as adopted by the Board of Commissioners Applicant Meeting place - clubhouse - History preserved Low Impact Proposed Conditional Zoning District Information 1 Please Provide the purpose of the district , a project narrative , and a list of proposed land uses to be allowed within the conditional zoning district Applicant Clubhouse , Event Center , and possible future deli bakery restaurant 2 Conditions to apply to the conditional zoning district Within a Conditional Zoning District , additional conditions and requirements may be added which may assist in mitigating the impacts the development may have on the surrounding community and the environment Staff , the Planning Board , and Board of Commissioners may propose additional conditions during the review process Please list any conditions that you propose , as the applicant , below Applicant Hours of Operation 7 am - 11 pm 7 days a week Music played indoors only Adequate parking provided Page 31 of 64Page2Conditions 1 Proposed Uses Clubhouse , event center , and possible future deli bakery restaurant Proposed by applicant 2 Music will be played indoors only Proposed by applicant 3 Adequate parking provided and no parking beside roadway Proposed by applicant 4 The development shall conform to all requirements of the Johnston County Land Development Code 5 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 6 Lighting shall be engineered dark sky down - lighting so as not to shine onto adjacent properties 7 Hours of operation Monday - Sunday 7am - 11 pm Proposed by applicant 8 All parking off - street 9 All buildings and or structures must comply with rules enforced by Federal , State and Local agencies 10 Installation of at least a Class B buffer along all rezoning boundaries lines 2 large trees , 3 small trees , and 9 shrubs every one hundred 100 linear feet Existing vegetation may be used 11 All signage must comply with the Johnston County sign ordinance 12 Environmental Health regulations must be adhered to for any food preparation or sales 13 Strict compliance with the Johnston County Noise Ordinance 14 If 17,000 sf of impervious area is planned to be disturbed , a stormwater permit will be required 15 If one acre or more is planned to be disturbed , an erosion control permit will be required 16 No impervious area can be added to the 50 ’ riparian buffer outside of the existing footprint The asphalt parking area cannot be constructed in the 50 ’ buffer 17 1The existing building overhang is considered impervious , therefore sets the existing impervious footprint in the 50 ’ riparian buffer Concrete or a similar surface can be added under the existing overhang as requested , but must be entirely in the existing footprint This cannot create concentrated flows to the buffer or drainage issues on the site 18 If a stormwater permit is required , the property is located in the ESA and is limited to 12 impervious area without stormwater controls 19 401 404 permits may be required 20 Wetlands should be delineated and shown on the plan if any are present as well as all jurisdictional features and buffers 21 NCDOT driveway permit required Page 32 of 64Page3Page 33 of 64Page4Page 34 of 64Page5Page 35 of 64Page6Page 36 of 64Page7 DISCLAIMER Johnston County assumes no legal responsibility for the information represented here Scale 1 4941 - 1 in 41176 feet Johnston County GIS The scale is only accurate when printed landscape on a 8 1 2 x 11 size sheet with no page scaling December 11 , 2024 Powered by TCPDF wwwtcpdforg Page 37 of 64Page824 - 33 Ortho 01 24 2023 - 02 24 2023 Page 38 of 64Page924 - 33 Page 39 of 64Page0RESOLUTION FOR CASE NUMBER 24 - 33 RESOLUTION APPROVING A ZONING AMENDMENT AND ADOPTING A STATEMENT OF CONSISTENCY REGARDING AN ORDINANCE AMENDING THE OFFICIAL ZONING MAPS OF JOHNSTON COUNTY WHEREAS , pursuant to NC Gen Stat § 160D - 605 , prior to adopting or rejecting a zoning amendment , the governing board is required to adopt a statement approving or rejecting the zoning amendment and describe if the amendment is consistent or inconsistent with the comprehensive zoning plan and why the board considers the action taken to be reasonable and in the public interest ; WHEREAS , the Johnston County Planning Board has reviewed a proposed amendment to The Official Zoning Maps of Johnston County , for parcel identified as tax ID 11M05036G located at 10369 NC Hwy 96 N in O’Neals Township , from Community Business CB to General Business - Conditional Zoning GB - CZ WHEREAS , based on a review of the proposed amendment the Planning Board found that the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates and further recommended that the Board of Commissioners approve the proposed amendment ; and WHEREAS , this Board has reviewed and considered the above written recommendation of the Planning Board and has held a public hearing on the proposed amendment , and this Board desires to approve the zoning amendment and adopt a statement describing why the adoption of the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates , and the Board considers the proposed amendment to be reasonable and in the public interest NOW , THEREFORE , BE IT ORDAINED BY THE JOHNSTON COUNTY BOARD OF COMMISSIONERS THAT 1 This Board finds and determines that the adoption of the proposed amendment to the Official Zoning Maps of Johnston County is consistent with the Johnston County Land Use Plan and updates thereto because the Land Use Plan and updates indicate that a Rural businesses may be a part of the mix of uses in developing residential areas 2 This Board finds and determines that it is reasonable and in the public interest to approve the proposed amendment because a The conditional zoning allows for a land use that provides community based service , and ; b The request is reasonable and in the public interest in that the prescribed land use , if developed in accordance with regulatory standards , is not a detriment to public safety nor does it create a public nuisance 3 This Board approves the proposed zoning amendment from Community Business to General Business - Conditional Zoning Adopted this the 3rd day of March , 2025 ATTEST BOARD OF COMMISSIONERS FOR THE COUNTY OF JOHNSTON _____________________________ By ____________________________ Dana G Cuddington , Clerk to the Board RS “ Butch ” Lawter , Jr , Chairman Page 40 of 64Page1STAFF REPORT CONDITIONAL ZONING CASE 25 - 01 Petition to rezone 85 acres located in the 14900 Block of NC Highway 39 in the Rezoning Petition O’Neals Township from Agricultural Residential AR to General Business - Conditional Zoning GB - CZ 11M01023Z Tax ID Raymond Mitchell Owner Raymond Mitchell Applicant Business office and Barber Beauty salon Conditional Zoning Request Utilities & Services ? orinth Holders Fire District and Clayton Rescue Squad C Existing and Surrounding Land Uses Zoning ? Zoned Agricultural Residential AR and is used for those purposes xisting Land Use E ? Zoned AR and used for residential and agricultural purposes Zoned GB - CZ urrounding Land Uses S and used for a landscaping supply business and zoned GB - CZ and used as a storage building display site Traffic Concerns ? Traffic count for this portion of NC Highway 39 is 6,400 vpd 2023 This portion of NC Highway 39 appears on the Comprehensive Transportation Plan as an existing boulevard needing improvement Land Use Plan ? This area is located within a “ Rural Living ” future land use Placetype on the County’s Envision Johnston Comprehensive Land Use Plan … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Staff Comments and Recommendation ? Number of notices sent 6 ? If approved , only one driveway will be permitted as the driveways do not meet spacing requirements A driveway permit must be obtained by NCDOT STAFF RECOMMENDATION Approval , based on the very low level of activity this will create and the several conditional zonings that were approved in the immediate area This is also very close to the Wake County line and several businesses in their county Planning Board ? No one spoke with concerns Planning Board Recommendation The Planning Board of the rezoning for Case 25 - 01 and submits the following RECOMMENDS APPROVAL consistency statement … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Consistency Statement This request is consistent with the Envision Johnston Comprehensive Land Use Plan section LU - 2 It states that in select locations , consider allowing compact communities as an option based on a request from Page 41 of 64Page2applicants Commercial development in unincorporated areas , may consist of retail , restaurants , services , and office uses that serve the population of the immediate area Also , in the Vision area of the plan , it states that rural businesses and home based businesses may be a part of the mix of uses in an agricultural area Conditional Zoning Applicant Questions 1 That the use or development is located , designed , and proposed to be operated so as to maintain or promote the public health , safety , and general welfare ; Applicant The business structure that is proposed is a concrete building which is neatly landscaped and organized to complement the families residential structure to which it is adjacent It will be operated on a daily basis for business with a daytime schedule and limited traffic to continue to protect the general welfare of all 2 That the use of the development appears to comply with all required use and intensity regulations of Articles II & IV of the Johnston County Land Development Code and the applicable specific standards in section 14 - 257 and with all applicable regulations ; Applicant Given the location of the property in a rural area , local citizens as well as new community members in developing neighborhoods along the highway in growth areas will have access to office space needed services in the local area 3 That the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity ; Applicant The family has occupied this area and land for several generations and plan to continue to cultivate the farm land in the adjacent areas as well as provide access to needed services in the local community which would contribute to economic development 4 That the use or development conforms with general plans for the physical development of the County’s Planning jurisdiction , the Design Manual , or other development policies as adopted by the Board of Commissioners Applicant With the recently adopted Envision Johnston , the county’s comprehensive land use plan , will serve as the backdrop for the development As long term residents of the area , we seek to preserve the farm land adjacent to the property while providing opportunity for economic growth and development for a local entrepreneur Proposed Conditional Zoning District Information 1 Please Provide the purpose of the district , a project narrative , and a list of proposed land uses to be allowed within the conditional zoning district Applicant Within the conditional zoning district , an offi