February 18, 2025 - 6;00 PM - Planning Board Meeting Minutes

10 MEETING OF THE JOHNSTON COUNTY PLANNING BOARD Tuesday , February 18 , 2025 6 00 pm The Johnston County Planning Board met in regular session on Tuesday , February 18 , 2025 at 6 00 pm in the County Commissioners Meeting Room , Johnston County Courthouse Annex , Smithfield , NC with the following members Present Jared Crenshaw , Susan Ford , Brooke Holmes , Debbie Howard , Freddie Hudson , Will Letchworth , Tim Little , Gary Lovering , Jay Sasser Absent BOE Representative Also present Braston Newton , Director ; Todd Marr , Senior Planner ; Cameron Pittman , Planner ; Jennifer Slusser , County Attorney ; Michelle Davis , BOCC Representative Chairman Letchworth opened the meeting at 6 00 pm with the Pledge of Allegiance led by Mr Hudson Approval of the Minutes Upon a motion by Ms Holmes to approve the January 28 , 2025 Planning Board Minutes , seconded by Mr Hudson , and carried by a unanimous vote of 9 - 0 , the January 28 , 2025 Planning Board Minutes were approved as presented Election of Officers Mr Hudson made a motion to nominate Will Letchworth as Chair and Tim Little as Vice - Chair , seconded by Ms Howard There were no other nominations The vote was carried by a unanimous vote of 9 - 0 All speakers were sworn in Subdivisions Turlington Tract Phase 2 Owner Tony & Diane Johnson Developer Benson - Hardee - Lan LLC Surveyor Engineer Freedom Firm PC Acreage Lots 1838 acres , 21 lots Tax ID # 01D07030 Address 3028 Benson Hardee Rd Mr Marr introduced the subdivision and referenced the above information The Applicant was not present and there were no other representatives present There was no further discussion 1PageUpon a motion by Ms Holmes to table Turlington Tract Phase 2 until the March 2025 meeting , seconded by Ms Howard , Turlington Tract Phase 2 was tabled by a unanimous vote of 9 - 0 at the February 18 , 2025 Planning Board Meeting Wade Lassiter Tract Owner Wade Lassiter Developer Crantock Land , LLC Surveyor Engineer Freedom Firm , PC Acreage Lots 3790 acres , 36 lots Tax ID # 15I09024 Address 5100 Block of Black Creek Rd Mr Marr introduced the subdivision and referenced the above information Mr Marr stated that a reverse frontage buffer is required for all lots backing up to Black Creek Rd and to Long Branch Rd Mr Little asked about the traffic count on Black Creek Rd Mr Marr responded that the traffic count in 2022 was 1900 vpd Mr Bradley Stancil , 466 Stancil Rd , Angier , NC , was present to answer any questions from the Board Mr Lovering asked about the track across the street Mr Stancil stated that the track across the street is in Four Oaks jurisdiction Mr Lovering asked if they owned the property across the road Mr Stancil responded that they would own it Ms Howard asked for confirmation that the property in Four Oaks jurisdiction was not part of the proposed subdivision Mr Stancil confirmed Chairman Letchworth asked about the pond on the subject property and the preliminary plat showing the pond on two lots Mr Stancil responded that the pond would remain and the intent was to have it split across the two lots Mr Lovering asked about the roadways for the proposed subdivision lining up with the track that is in Four Oaks jurisdiction Mr Stancil responded that he did not have with him the information concerning the other track 2PageMs Holmes asked about the location of the mail kiosk Mr Stancil responded that he did not know if it was shown on the preliminary plat but that they typically coordinate with USPS Mr Sasser asked about the pond being owned by two different owners Mr Stancil confirmed There was discussion among the Board concerning the pond Chairman Letchworth suggested consideration of the pond in the final layout of the subdivision Mr Jonathan Earp , 115 Long Branch Rd , Smithfield , NC , adjacent property owner , spoke in favor of the redesigned preliminary plat with entrance into the proposed subdivision being located on Black Creek Rd Mr Earp expressed concerns about the two ponds located on the subject property and water runoff Mr Earp asked about an HOA and the responsibility of the maintenance of the ponds Chairman Letchworth responded that ponds are generally maintained by the property owners Mr Earp expressed concerns about the construction phase of the proposed subdivision and possible impacts to the ponds and water runoff Mr Earp spoke about his property that is located across Long Branch Rd and the adjacent tree line on the subject property Mr Earp expressed concerns for the impact on wildlife and about that area of the property being wet almost year round Mr Earp asked if the trees would remain and then asked about lot 1 Mr Earp expressed concern for the internet in the area with no current internet service to the area Mr Earp expressed concern for a possible increase in traffic Chairman Letchworth asked Mr Stancil to respond to the presented questions by Mr Earp Mr Stancil responded that they typically leave as much vegetation as possible in order to leave as much of a natural buffer as possible Mr Stancil stated that there will be minimal clearing on lot 1 and the clearing will be to allow for the home septic system Mr Stancil anticipated that the internet for the area would come relatively quickly once the development progressed There was no further discussion Chairman Letchworth asked for the staff recommendation Mr Marr stated the staff recommended approval with the stated conditions and requirements in the staff report Staff Recommendation Approval 3PageUpon a motion by Ms Holmes to approve Wade Lassiter Tract , seconded by Mr Little , Wade Lassiter Tract was approved by a unanimous vote of 9 - 0 at the February 18 , 2025 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 7 All lots shall access internal streets 8 Cul - de - sac lots must have 40 ’ road frontage 9 Complete improvements or provide performance guarantee 10 Provide final plat Street Disclosure Statement Certificate for street maintenance DM Sec 7 , L item 8 11 Provide reverse frontage lot buffer along Black Creek Rd and Long Branch Rd 12 Fee - in - lieu of open space shall be paid prior to recording 13 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 14 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 15 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 ] 16 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 17 A driveway permit and subdivision design approval must be obtained prior to construction 18 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 19 It will be determined at the time the driveway permit application is submitted if any road improvements will be required 4PagePage pageNumber5[ Public Utilities ] 20 Stormwater & Erosion Control Permits Required 21 Stormwater Statement Required 22 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers A buffer call will be necessary 23 Property is limited to 15 impervious area without stormwater management 24 Construction plans will have to be submitted and approved for waterline construction [ Emergency Services ] 25 Provide construction details for access road 26 Provide grade information for road 27 Provide water mains and pipe sizes 28 Provide a fire flow test 29 Provide fire hydrant distribution plan layout Rezoning and Conditional Zoning Cases Rezoning Case 25 - 02 Rezoning Petition Agricultural Residential - Special Use District AR - SUD to Industrial 1 I - 1 Tax ID 06F05013 & 06H06005K Owner Lighthouse Cleveland Springs , LLC Applicant Lighthouse Cleveland Springs , LLC Location 1941 acres located at 13383 Cleveland Rd in the Cleveland Township Mr Marr introduced the case and referenced the information listed above Mr Marr stated that the existing land use was zoned AR - SUD and are vacant lots as part of the Village of Cleveland Springs community Mr Marr stated that the surrounding land uses were zoned Agricultural Residential AR and used for residential and agricultural purposes , zoned I - 2 and IHI overlay and used for various uses allowed in both districts Mr Marr stated that the area is located within a designated “ Regional Mixed Use Center ” Future Land Use Placetype on the County’s Envision Johnston 2040 Comprehensive Land Use Plan These uses include a mix of retail , restaurant , service , office , and civic and institutional uses Mr Alexander Guin , 405 E Market St , Smithfield , NC , Daughtry , Woodard , Lawrence , & Starling , stated the particulars of the request and was present to answer any questions from the Board Mr Guin stated that the Applicant intends to use the subject property as flex space buildings to fit with the surrounding uses Mr Guin stated that Ray Sneads , Joaquin Canals , and Lew Starling were also present representing the Applicant Mr Joaquin Canals , 5121 Kingdom Way Suite 200 , Raleigh , NC , also representing the Applicant , described a flex building as a one - story industrial building with an office component Mr Canals further described a flex building as having limited truck access 5PagePage pageNumber6and catering to local businesses or regional companies Mr Canals stated that they envision five to six of these buildings on the subject property Mr Guin presented a copy of the preliminary site plan Mr Newton commented from the audience concerning preliminary site plans Mr Canals reviewed the preliminary site plan discussing the proposed buildings Mr Sasser asked about the maximum height for the flex space buildings Mr Canals responded that the height would be no more than 18 - 20 ft maximum Mr Sasser asked about bay doors on the back Mr Canals responded yes Mr Canals stated that there may be a drive - in door on the side but that it would be primarily facing away from the road Mr Sasser asked about the sides of the building Mr Canals responded that they typically do the whole front of the building and then just wrap around the corners Mr Canals stated that the corners would be office space with windows Chairman Letchworth asked about the decision to request a straight rezoning instead of a conditional zoning Mr Guin responded that they understood that there may be some restrictions and that the requested rezoning was the best fit for the subject property and the intended use Mr Little asked if they had spoken with the Cleveland Fire Station concerning any possible impacts additional traffic would have on the Fire Station Mr Canals responded that they had spoken with the Fire Marshal and he was supportive Ms Teri Devlin , 13380 Cleveland Rd , Garner , NC , adjacent property owner , expressed opposition to the proposed rezoning Ms Devlin expressed concern for its impact on property values , noise , traffic , and existing vegetation Ms Devlin asked about the permitted uses for the requested rezoning Chairman Letchworth counted fifty different uses permitted for the Industrial 1 zoning Mr Sasser stated that chemical manufacturing was not a permitted use for the Industrial 1 zoning Chairman Letchworth gave Ms Devlin a copy of the table of permitted uses 6PagePage pageNumber7Ms Devlin expressed concerns for some of the permitted uses Ms Devlin also expressed concerns for traffic and school buses making stops along that stretch of Cleveland Rd Ms Sandra Walker , 13384 Cleveland Rd , Garner , NC , adjacent property owner , expressed opposition to the proposed rezoning Ms Walker stated that the stretch of Cleveland Rd is primarily residential with the exception of a few grandfathered in businesses Ms Walker stated that she understood that the area was once planned for community and recreation space Ms Walker expressed concerns for traffic Ms Ramona Boone , 13200 Cleveland Rd , Garner , NC , adjacent property owner , also stated that she understood that the area was once planned for a park Ms Boone stated that the subject property has swamp land and a pond on it that has been drained Ms Ramona asked about the type of businesses that may go in the buildings and also spoke about concerns should the current owner decide to sell the property after developing it Ms Boone spoke about the presence of homeless individuals in the area Ms Boone expressed concerns for safety Mr Timothy Games , 91 Sirius St , Garner , NC , a nearby property owner , expressed opposition to the proposed rezoning Mr Games spoke about the neighborhood having lots of young children that ride their bikes on Polaris Ave and Sirius St Mr Games spoke about the school buses picking up children for their neighborhood and the addition of commercial spaces taking away safe space for the children Mr Games also expressed concern for the possible impact on property values , traffic , and green space Mr Jim Devlin , 13380 Cleveland Rd , Garner , NC , adjacent property owner , expressed concerns for commercial traffic and spoke about the location not being near other commercial developments There was no further discussion Chairman Letchworth asked for the staff recommendation Mr Marr provided a staff recommendation of denial , based on the following consistency statement and densely populated residential area surrounding the property Chairman Letchworth expressed concern for the lack of ability to have conditions on the rezoning and concern for the breadth of uses that are permitted in the Industrial 1 zoning that would be very inconsistent with the surrounding land uses Mr Lovering spoke about the area of the subject property and the current zoning of the subject property Staff Recommendation Denial Upon a motion by Ms Holmes to deny Rezoning Case 25 - 02 , seconded by Mr Hudson , Rezoning Case 25 - 02 was recommended for denial by a unanimous vote of 9 - 0 at the February 18 , 2025 Planning Board Meeting Rezoning Case 25 - 02 will be heard by the Board of County Commissioners at their 7PagePage pageNumber8April 7 , 2025 meeting Consistency Statement This request is not consistent with the Comprehensive Land Use Plan in that it is located within a designated “ Regional Mixed Use Center ” Future Land Use Placetype , which encourages compact communities through a conditional zoning process in order to add site specific conditions to manage project impacts This being a straight rezoning request to I - 1 does not allow possible impacts to be mitigated Rezoning Case 25 - 03 Rezoning Petition Community Business CB to Industrial 1 I - 1 Tax ID 07F05021 Owner Adam Glenn & Mary Jon Barefoot Applicant NC Glazing & Fabrication Location 0958 acres located at 10790 NC Highway 210 in the Elevation Township 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 used for Business office Mr Marr stated that the surrounding land uses were zoned AR and used for residential and agricultural purposes , zoned I - 1 and used as Glazing & Fabrication Company , zoned GB - SUD and is approved for auto sales Mr Marr stated that this portion of NC Highway 210 appears on the CTP as an existing boulevard needing improvement Mr Marr stated that the area is located within a designated “ Low Density Residential ” Future Land Use Placetype on the County’s Envision Johnston 2040 Comprehensive Land Use Plan Mr Brian Leonard , 112 E Johnson St , Smithfield , NC , BRL Engineering & Surveying , stated the particulars of the request and was present to answer any questions from the Board Mr Leonard stated that the owners of the subject property also own the adjacent property and it is already zoned I - 1 Mr Leonard stated that the rezoning request is directly related to the adjacent property The owners currently operate a commercial glass business where they do storefront glass and curtain wall glass Mr Leonard stated that they currently use the office building on the subject property related to the existing business Mr Leonard stated that the owners want to rezone the commercial business parcel to match the adjacent I - 1 zoning Mr Leonard stated that the owners want to expand operations , the production facility is currently inside and the storage is currently outside Mr Leonard stated that the owners want to expand toward the west in order to build a new facility Mr Leonard stated that the owners had explored expansion to the east but the current traffic layout for vehicles better serves the site Mr Leonard stated that it is an existing viable business Mr Leonard stated that should the business ever cease that it is conceivable that something similar or even less intensive would likely replace it Mr Leonard stated that the owners were also present Chairman Letchworth asked when the adjacent property was zoned I - 1 Ms Howard asked how long the business had been in operation at that location 8PagePage pageNumber9Mr Adam Barefoot , 10790 NC Hwy 210 , Four Oaks , NC , Owner , stated that they bought the business about 13 years ago and the subject property about 10 years ago Mr Barefoot spoke about the construction time of the existing structures on the adjacent property Mr Barefoot stated that the current zonings of the adjacent property and subject property were the same as when he purchased the properties Chairman Letchworth asked if it was the same business when Mr Barefoot purchased the properties Mr Barefoot confirmed and stated that they bought the fabrication business and continue to do that Mr Barefoot stated that they bought the house with the commercial zoning and it serves as the office Mr Barefoot spoke about the material lying outside and needing to get it under a roof Mr Barefoot explained that all of the electrical service is on the left end of the building and spoke about the expense of clearing and grading There was no further discussion Chairman Letchworth asked for the staff recommendation Mr Marr provided a staff recommendation of denial , based on the following consistency statement Staff feels that a conditional zoning would be a better option if the owner is wishing to expand his neighboring business so that it could mitigate possible impacts through conditions Ms Howard spoke about the existing zoning of the adjacent property being the same as what is being requested for the subject property Ms Howard spoke about it not being a congested area Mr Hudson spoke about the Applicant having a plan and knowing the intent of the requested rezoning Mr Marr stated that any future buildings would have to go through a site plan process approved by TRC Ms Holmes asked Mr Barefoot if the plan was to expand the existing building or to build something separate in addition to the existing buildings Mr Leonard responded that the preferred option right now would be to have a separate building and that there would be a short distance between the buildings Mr Leonard stated that they need the rezoning approved so they could combine the properties Mr Leonard stated that the business has been a part of the community for a while and the business wants to be a good neighbor Mr Leonard stated that a lot could be done with buffering and screening Staff Recommendation Denial Upon a motion by Ms Holmes to approve Rezoning Case 25 - 03 , seconded by Ms Howard , Rezoning Case 25 - 03 was recommended for approval by a unanimous vote of 9 - 0 at the February 18 , 2025 Planning Board Meeting 9Page0Rezoning Case 25 - 03 will be heard by the Board of County Commissioners at their April 7 , 2025 meeting Consistency Statement This request is not consistent with the Comprehensive Land Use Plan in that it is located within a designated “ Low Density Residential ” Future Land Use Placetype This area is characterized by low density residential development with large lots and natural areas A straight rezoning to I - 1 would open this area up to the possibility of non - compatible uses detrimental to the surrounding properties Discussion Items There was one written decision for the Board’s review Bailey’s Pond Owner OG3 , LLC Developer OG3 , LLC Surveyor Engineer Becker Morgan Group , Inc Acreage Lots 309 acres , 17 lots Tax ID # 11N06022C Address 1400 Block of Branch Chapel Church Rd The Board reviewed the written decision Upon a motion by Mr Hudson to approve the written decision for Bailey’s Pond , seconded by Ms Holmes , and carried by a unanimous vote of 9 - 0 , the written decision for Bailey’s Pond was approved as presented at the February 18 , 2025 Planning Board Meeting The meeting ended at 7 07 pm Respectfully submitted by _______________________________________ Jodie Gay , Secretary for the Board 10Page