September 2, 2025 - 6:00 PM - Board of Commissioners Rezoning Agenda

10 PUBLIC NOTICE OF COUNTY BOARD MEETING September 2 , 2025 6 00 pm The Johnston County Board of Commissioners will meet in Regular Session on Tuesday , September 2 , 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 Public Comments 3 Public Hearing – Comprehensive Transportation Plan 4 Public Hearings Rezoning Conditional Use Requests CASE 25 - 04 – Applicant Cassandra and Jarred Bridges 6 CASE 25 - 06 – Applicant Greystar Development East , LLC 28 5 Manager Reports and Comments 6 Board Reports and Comments Page 1 of 44PageSeptember 2 , 2025 6 00 pm 1 Approval Discussion of Agenda 2 Public Comments 3 Public Hearing – Comprehensive Transportation Plan The purpose of the public hearing is to receive public comment on the plan prior to adoption Upon the completion of the public hearing , the Board of Commissioners may adopt the plan or take under advisement for future consideration The plan is available for public review on the Johnston County Planning and Zoning website 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 25 - 04 REZONING PETITION - Petition to rezone 948 acres of a 157 acre parcel located at 477 Hatcher Rd , in the Micro Township from Agricultural Residential AR to General Business - Conditional Zoning GB - CZ Tax ID 10N07005E Owner Cassandra & Jarred Bridges Applicant Cassandra Bridges Conditional Zoning Request Animal Boarding Facility The Planning Board recommends DENIAL of the Rezoning request and submits to the Board of Commissioners a proposed Statement of Consistency for denial Staff Report Planning Board Minutes Application Zoning Map Aerial Map Site Plan Photos Proposed Statement of Consistency for Denial from Planning Board Page 2 of 44PageCASE 25 - 06 REZONING PETITION - Petition to rezone 1256 acres located on Pierce Rd near the intersection of Cleveland Rd in the Cleveland Township from Agricultural Residential AR to Industrial 2 - Conditional Zoning I2 - CZ Tax ID 06D01007C Owner G Paul Sherrill , Jr Applicant Greystar Development East , LLC Conditional Zoning Request Various Heavy Industrial Uses The Planning Board recommends DENIAL of the Rezoning request and submits to the Board of Commissioners a proposed Statement of Consistency for denial Staff Report Planning Board Minutes Application Zoning Map Aerial Map Site Plan Photos Proposed Statement of Consistency for Approval from Planning Board 5 Manager Reports and Comments 6 Board Reports and Comments Page 3 of 44PageNOTICE OF PUBLIC HEARING The Johnston County Board of Commissioners will conduct a Public Hearing regarding the County’s updated Comprehensive Transportation Plan on Tuesday , September 2 , 2025 at their 6 00 pm meeting The purpose of the hearing is to receive public comment on the plan prior to adoption Upon the completion of the public hearing , the Board of Commissioners may adopt the plan or take under advisement for future consideration This hearing 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 the Comprehensive Transportation Plan 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 RS “ Butch ” Lawter , Jr , Chairman Johnston County Board of Commissioners Page 4 of 44PagePage pageNumber5NOTICE OF PUBLIC HEARING The Johnston County Board of Commissioners will conduct Rezoning Petition Application Public Hearings for the following cases on Tuesday , September 2 , 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 25 - 04 Rezoning Petition Petition to rezone 948 acres of a 157 acre parcel located at 477 Hatcher Rd in the Micro Township from Agricultural Residential AR to General Business - Conditional Zoning GB - CZ Tax ID 10N07005E Owner Cassandra & Jarred Bridges Applicant Cassandra Bridges Conditional Zoning Request Animal Boarding Facility CASE 25 - 06 Rezoning Petition Petition to rezone 1256 acres located on Pierce Rd near the intersection of Cleveland Rd in Cleveland Township from Agricultural Residential AR to Industrial 2 - Conditional Zoning I2 - CZ Tax ID 06D01007C Owner G Paul Sherrill Jr Applicant Greystar Development East , LLC Conditional Zoning Request Various Heavy Industrial Uses 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 5 of 44PagePage pageNumber6STAFF REPORT CONDITIONAL ZONING CASE 25 - 04 Rezoning Petition Petition to rezone 948 acres of a 157 acre parcel located at 477 Hatcher Rd in the Micro Township from Agricultural Residential AR to General Business - Conditional Zoning GB - CZ Tax ID 10N07005E Owner Cassandra & Jarred Bridges Applicant Cassandra Bridges Conditional Zoning Request Animal Boarding Facility … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Utilities & Services ? Shoe Heel Fire District and THS Rescue Squad … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Existing and Surrounding Land Uses Zoning ? Existing Land Use Zoned Agricultural Residential AR and is used as a residence ? Surrounding Land Uses Zoned AR and used for residential and agricultural purposes … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Traffic Concerns ? Traffic count for this portion of Hatcher Rd is not available This portion of Hatcher Rd does not appear on the Comprehensive Transportation Plan as needing improvement … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Land Use Plan ? This area is located within a designated Agricultural Area ” Future Land Use Placetype on the Envision Johnston 2040 County Comprehensive Land Use Plan It is intended to remain rural while allowing some residential uses at very low densities … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Staff Comments and Recommendation ? Number of notices sent 6 ? A pre - application meeting was held with the applicant on September 10 , 2024 STAFF RECOMMENDATION Denial , due to access concerns from Hatcher Rd and lack of required buffering along existing easement Planning Board ? Three people spoke with concerns Planning Board Recommendation The Planning Board RECOMMENDS DENIAL of the rezoning for Case 25 - 04 and submits the following consistency statement Consistency Statement This request is not consistent with the Comprehensive Land Use Plan in that it is located within a designated “ Agricultural Area ” Future Land Use Placetype on the Envision Johnston 2040 County Comprehensive Land Use Plan It conflicts with LU - 1 “ Direct future growth toward the municipalities ” and LU - 2 Concentrate commercial development in activity nodes ” Page 6 of 44PagePage pageNumber7Conditional 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 proposed development is located in an area with adequate infrastructure and emergency services equipped , reducing response times and ensuring community access It is designed with wide sidewalks , green spaces and energy efficient systems that promote health and environmental sustainability The operation plan includes regular maintenance , security measures and compliance with local health and safety regulations , ensuring ongoing protection of the public welfare 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 proposed zoning district allows for low density residential and small scale commercial uses , which are consistent with the existing neighborhood character These uses support local needs without introducing excessive traffic or noise The district also includes design guidelines to ensure new development fits with surrounding architecture , helping maintain the area’s aesthetic and livability 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 proposed dog boarding and daycare facility is appropriately located in a mixed use agricultural area , where service based businesses are compatible with surrounding land uses The site offers convenient access for residents and pet owners while maintaining an appropriate buffer from nearby residential properties to minimize potential risks The design of the facility is intended to complement the character of the neighborhood The building will incorporate high quality exterior finishes , professionally landscaped areas , and secure fencing to ensure an attractive and well maintained appearance Noise reducing construction methods , such as sound proofing and enclosed play areas , will be used to limit auditory impact on neighboring properties Waste management will be handled through a strict sanitation plan to prevent odors and maintain cleanliness Operationally the facility will maintain regular business hours of 7 am to 7 pm with all activities supervised by trained staff Dogs will be grouped and managed according to size and temperament , and both indoor and outdoor areas will be monitored to ensure animal welfare and safety Drop off and pick up procedures will be designed to prevent traffic congestion and ensure safety for all visitors The facility fulfills a demonstrated public need by providing a locally professionally operated service for dog owners seeking reliable care during the day or overnight As pet ownership continues to rise , the demand for safe , regulated , and convenient pet care services has increased The facility offers an essential amenity for working professionals , seniors and families , supporting both animal welfare and the lifestyle needs of the community 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 The proposed zoning change is consistent with the Johnston County Comprehensive Land Use Plan , which promotes orderly growth , compatible land uses , and sustainable development practices The site falls within an area intended for mixed use agriculture in the future land use map , which supports the type of development being proposed The zoning change facilitates a use that aligns with the county’s goal of encouraging development , supporting local services , and meeting the needs of a growing population The proposed use is also supported by adopted policies that emphasize access to services , efficient infrastructure use , and minimizing land use conflicts through thoughtful site design and buffering Additionally , the request supports the county’s intent to provide diverse service options for residents while protecting the character of surrounding areas through appropriate zoning transitions and compliance with development standards The proposed rezoning supports long term planning objectives and contributes positively to the broader community Page 7 of 44PagePage pageNumber8Proposed 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 the proposed conditional zoning district is to establish zoning regulations tailored specifically to the development of a dog boarding and daycare facility The district allows for a limited set of compatible use under clearly defined conditions that ensure consistency with surrounding land uses and alignment with the Johnston County Comprehensive Land Use Plan This conditional zoning approach provides flexibility while maintaining safeguards to protect neighboring properties and the character of the area 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 ? Group outdoor play and exercise for boarded animals will be limited to the house between 8 am to 7 pm to reduce noise impact on neighboring properties ? Sound dampening fencing and strategic landscaping will be installed along property lines adjacent to residential area to further minimize noise ? Adequate on - site parking will be provided for all staff and clients to prevent overflow onto public streets ? Drop off and pick - up of boarded daycare pets will be scheduled in designated time windows to avoid contributing to local peak traffic congestion ? Comprehensive waste management protocols will be followed to ensure all animal waste is handled and disposed of according to local health environmental regulations ? The facility will implement environmentally responsible stormwater management practices , such as permeable pavement and rain gardens to protect local waterways ? The design , exterior colors , and signage of the facility will align with community standards and will be reviewed with the planning board prior to final approval to ensure visual harmony with the neighborhood ? The facility will host quarterly community meetings or open houses to address questions or concerns from neighbors and to provide updates on operations Conditions 1 Group outdoor play and exercise for boarded animals will be limited to the house between 8 am to 7 pm to reduce noise impact on neighboring properties proposes by applicant 2 Sound dampening fencing and strategic landscaping will be installed along property lines adjacent to residential area to further minimize noise proposed by applicant 3 Adequate on - site parking will be provided for all staff and clients to prevent overflow onto public streets proposed by applicant 4 Drop off and pick - up of boarded daycare pets will be scheduled in designated time windows to avoid contributing to local peak traffic congestion proposed by applicant 5 Comprehensive waste management protocols will be followed to ensure all animal waste is handled and disposed of according to local health environmental regulations proposed by applicant 6 The facility will implement environmentally responsible stormwater management practices , such as permeable pavement and rain gardens to protect local waterways proposed by applicant 7 The design , exterior colors , and signage of the facility will align with community standards and will Page 8 of 44PagePage pageNumber9be reviewed with the planning board prior to final approval to ensure visual harmony with the neighborhood proposed by applicant 8 The facility will host quarterly community meetings or open houses to address questions or concerns from neighbors and to provide updates on operations proposed by applicant 9 Permitted uses Animal Boarding Facility Proposed by Applicant 10 A Class B 2 large trees , 3 small trees , and 9 shrubs every 100 linear feet landscape buffer shall be installed along all conditional zoning lines All buffers must be placed outside of any fencing existing vegetation may be used Proposed by Staff 11 The development shall conform to all requirements of the Johnston County Land Development Code 12 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 13 All signage shall comply with the Johnston County sign code 14 All structures must comply with all rules enforced by Federal , State , and Local agencies 15 Secure an NCDOT driveway permit 16 Driveway apron must be paved through NCDOT right - of - way Mandated by NCDOT Page 9 of 44Page0Planning Board Minutes Case 25 - 04 July 15 , 2025 Rezoning Case 25 - 04 Rezoning Petition Agricultural Residential AR to General Business - Conditional Zoning GB - CZ Tax ID 10N07005E Owner Cassandra & Jarred Bridges Applicant Cassandra Bridges Location 0948 acres of a 157 acre parcel located at 477 Hatcher Rd in the Micro Township Conditional Zoning Request Animal Boarding Facility 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 used as a residence Mr Marr stated that the surrounding land uses were zoned Agricultural Residential AR and used for residential and agricultural purposes Mr Marr stated that the area is located within a designated “ Agricultural Area ” Future Land Use Placetype on the Envision Johnston 2040 County Comprehensive Land Use Plan It conflicts with LU - 1 “ Direct future growth toward the municipalities ” and LU - 2 Concentrate commercial development in activity nodes ” Mr Marr stated that a pre - application meeting was held with the Applicant on September 10 , 2024 Ms Cassandra Bridges , 477 Hatcher Rd , Selma , NC , stated the particulars of the request and was present to answer any questions from the Board Ms Bridges stated she was the owner of Cassie’s Critter Care Ms Bridges stated the request was for a dog kennel and that she is a locally owned pet care business that provides in - home boarding with training , drop - in visits , and dog walking services Ms Bridges stated that she has served over 150 clients in the past year Ms Bridges stated that the rezoning would allow her to operate a small - scale dog kennel on her property and meet the growing demand for quality pet care services in the area Ms Bridges stated that there would be 20 - 30 kennels in the building Ms Bridges stated that she would be committed to strict adherence to noise control and cleanliness , secure fencing and safety measures to prevent escapes , waste disposal , and all local sanitation requirements Ms Bridges stated that dogs would be supervised at all times to minimize noise and disruption and limited outdoor play hours to respect neighbors Ms Bridges stated that the dogs would have indoor and outdoor spaces to play and the clients would have scheduled appointments for drop - off and pick - up for daycare Ms Bridges stated that she is committed to being a responsible business owner and a good neighbor Ms Bridges stated that it would be luxury boarding on the inside Vice - Chair Little asked about the gravel drive in relation to the property line Ms Bridges stated that the gravel drive was on the subject property and that there is an easement for the neighbors behind her property Page 10 of 44Page1Vice - Chair Little asked if there was an easement Ms Bridges responded yes Vice - Chair Little stated that he did not see the easement on the preliminary plat Ms Bridges responded that it is a 60 ft easement Vice - Chair Little asked about tract two and if Ms Bridges was the owner Ms Bridges responded no , that she was not the owner of tract two Vice - Chair Little asked about the gravel drive that crosses the property line Ms Bridges responded that it was her driveway and that a new gravel driveway was on the left side of the property Ms Bridges stated that the new gravel driveway was for the easement and served the properties behind her Ms Bridges stated that the left side of the property would also be where the proposed parking lot would be located because of the location of their drainage field Vice - Chair Little asked if the 60 ft access easement and the 24 ft driveway for the business were going to be right beside each other Ms Bridges responded yes , that they would use the driveway with the parking lot beside it Ms Holmes asked if the adjacent property owners would have to go through the parking lot Ms Bridges responded that they would not have to go through the parking lot but beside it Ms Bridges stated that the parking lot would be outside of the driveway There was discussion among the Board about the easement and preliminary plat Vice - Chair Little stated that the confusion may be that the 60 ft easement , Ms Bridges ’ gravel parking lot and her driveway , and the neighbor’s driveway are shown as all encompassing in the 60 ft easement on the preliminary plat Ms Bridges stated that the parking lot would be to the right of the easement but yes , their clients would drive on the easement Vice - Chair Little stated that it would be helpful for clarification if the preliminary plat showed exactly how the access for the business is going to work and for the neighbor Mr Lovering asked about the proposed business hours of 8 00 am to 7 00 pm and asked about the location of the animals Ms Bridges responded that they would not be outside during the night , it would all be enclosed with no outdoor kennel runs Page 11 of 44Page2Mr Lovering asked about the number of animals Ms Bridges responded , 20 - 30 animals depending on the inside layout Mr Lovering asked if Ms Bridges was already doing somewhat of this business out of her home now Ms Bridges responded yes Vice - Chair Little spoke about a driveway permit being needed should this request be approved and it would need to be a shared driveway application Vice - Chair Little stated that as long as they are sharing the easement then it would be a shared driveway Ms Holmes asked about other businesses in the area Ms Bridges responded that there are three other businesses on Hatcher Rd , a CPA , Myrick Vineyards , and a construction business Mr Brett Phillips , 391 Hatcher Rd , Selma , NC , adjacent property owner , distributed a handout to the Board and stated that he supported small businesses but did have some concerns Mr Phillips stated that he is building a house directly behind the subject property and that his family owns the two lots behind him Mr Phillips stated that they use the driveway on the easement to access his property Mr Phillips stated that he understood that the driveway was on an easement and that he did not own the property where the easement exists Mr Phillips expressed concern for the driveway and the possibility of traffic impeding his access Mr Phillips expressed concern for a sharp blind curve on Hatcher Rd that impacts visibility and concern for safety with the addition of a commercial driveway Mr Phillips expressed concern for the existing driveway and it not being big enough for what was proposed Mr Phillips stated that the proposed driveway and parking lot area would cover his primary feeders which supply a transformer at the front corner of his property and then water lines that supply his house Mr Phillips expressed concern for access to these utilities in the event of needed repairs and his liability as the owner of the utility lines and for any damage caused to the driveway Vice - Chair Little asked about the history of the 60 ft easement Mr Phillips responded that it was a recorded easement Mr Phillips stated that it was originally one big track of land that got split up over the years Mr Phillips stated that it used to have a 25 ft easement going down the side Mr Phillips stated that before the house at 477 Hatcher Rd was sold , the easement was extended to a 60 ft easement in case anyone wanted to build a house in the rear lots Mr Warren Phillips , 452 Hatcher Rd , Selma , NC , property owners across Hatcher Rd from the subject property , stated that his wife used to own a daycare and they support small business but did have some concerns Ms Angel Phillips was also present Mr Warren Phillips expressed concern for the existing amount of traffic for the last three years and the potential for an increase Page 12 of 44Page3in traffic Mr Warren Phillips spoke about the traffic observed during the July 4th weekend Mr Warren Phillips also expressed concern for noise and the barking of the animals Mr Warren Phillips stated that the animals are currently kept on the other side of their house , but can still be heard Mr Warren Phillips expressed concern for animal waste and the smell Mr Warren Phillips expressed concern that the proposed design with fencing and landscape buffers would not keep the sound out and expressed concern for possible waste to be washed down or out Mr Warren Phillips stated that they proposed to Jared and Cassie trading some land behind their house for the right - of - way so they could move it further away Mr Warren Phillips stated that as the plan is now , his house will be almost 200 ft from the fenced areas and they would have a front row seat for this business and traffic Mr Warren Phillips also expressed concern for the effect on the property value of his land and his son’s land Mr James Bailey , 385 Hatcher Rd , Selma , NC , adjacent property owner , expressed concern for safety and spoke about the new subdivision being built just down the road at the intersection with Bailey - Boykin Rd and expressed concern for traffic coming around the curve Mr Bailey expressed concern with the location of the driveway and the curve Mr Bailey expressed concern for marketability and the impact on their property value Mr Bailey expressed concern for noise Mr Michael Miller , 574 Hatcher Rd , Selma , NC , nearby property owner , spoke in favor of the request and spoke about a traffic study showing about 200 cars per day and that the ADT for 2023 still showed about 200 cars per day per NCDOT Mr Miller stated that he was concerned about the curve with the new subdivision and that he hasn’t been able to hear the construction noise Mr Miller stated that he doesn’t have noise or traffic concerns There was no further discussion Vice - Chair Little asked for the staff recommendation Mr Marr provided a staff recommendation of denial , due to access concerns from Hatcher Rd and lack of required buffering along existing easement Mr Marr spoke about the curve and his experience when posting the rezoning sign at the subject property Vice - Chair Little spoke about the driveway permit process with NCDOT and that the site distance around the curve would have to be certified that it met the requirements Vice - Chair Little spoke about the 60 ft easement that everyone would have to share Mr Lovering expressed concerns with the easement and suggested rerouting the gravel driveway or access point Mr Lovering also spoke about Mr Brett Phillip’s utilities along the same easement Mr Marr stated that NCDOT would require that the gravel driveway be paved through the right - of - way Vice - Chair Little stated that it would be a paved apron Page 13 of 44Page4Staff Recommendation Denial Upon a motion by Mr Lovering to deny Rezoning Case 25 - 04 , seconded by Ms Holmes , Rezoning Case 25 - 04 was recommended for denial by a unanimous vote of 5 - 0 at the July 15 , 2025 Planning Board Meeting Rezoning Case 25 - 04 will be heard by the Board of County Commissioners at their September 2 , 2025 meeting Consistency Statement This request is not consistent with the Comprehensive Land Use Plan in that it is located within a designated “ Agricultural Area ” Future Land Use Placetype on the Envision Johnston 2040 County Comprehensive Land Use Plan It conflicts with LU - 1 “ Direct future growth toward the municipalities ” and LU - 2 Concentrate commercial development in activity nodes ” 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 proposed development is located in an area with adequate infrastructure and emergency services equipped , reducing response times and ensuring community access It is designed with wide sidewalks , green spaces and energy efficient systems that promote health and environmental sustainability The operation plan includes regular maintenance , security measures and compliance with local health and safety regulations , ensuring ongoing protection of the public welfare 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 proposed zoning district allows for low density residential and small scale commercial uses , which are consistent with the existing neighborhood character These uses support local needs without introducing excessive traffic or noise The district also includes design guidelines to ensure new development fits with surrounding architecture , helping maintain the area’s aesthetic and livability 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 proposed dog boarding and daycare facility is appropriately located in a mixed use agricultural area , where service based businesses are compatible with surrounding land uses The site offers convenient access for residents and pet owners while maintaining an appropriate buffer from nearby residential properties to minimize potential risks The design of the facility is intended to complement the character of the neighborhood The building will incorporate high quality exterior finishes , professionally landscaped areas , and secure fencing to ensure an attractive and well maintained appearance Noise reducing construction methods , such as sound proofing and enclosed play areas , will Page 14 of 44Page5be used to limit auditory impact on neighboring properties Waste management will be handled through a strict sanitation plan to prevent odors and maintain cleanliness Operationally the facility will maintain regular business hours of 7 am to 7 pm with all activities supervised by trained staff Dogs will be grouped and managed according to size and temperament , and both indoor and outdoor areas will be monitored to ensure animal welfare and safety Drop off and pick up procedures will be designed to prevent traffic congestion and ensure safety for all visitors The facility fulfills a demonstrated public need by providing a locally professionally operated service for dog owners seeking reliable care during the day or overnight As pet ownership continues to rise , the demand for safe , regulated , and convenient pet care services has increased The facility offers an essential amenity for working professionals , seniors and families , supporting both animal welfare and the lifestyle needs of the community 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 The proposed zoning change is consistent with the Johnston County Comprehensive Land Use Plan , which promotes orderly growth , compatible land uses , and sustainable development practices The site falls within an area intended for mixed use agriculture in the future land use map , which supports the type of development being proposed The zoning change facilitates a use that aligns with the county’s goal of encouraging development , supporting local services , and meeting the needs of a growing population The proposed use is also supported by adopted policies that emphasize access to services , efficient infrastructure use , and minimizing land use conflicts through thoughtful site design and buffering Additionally , the request supports the county’s intent to provide diverse service options for residents while protecting the character of surrounding areas through appropriate zoning transitions and compliance with development standards The proposed rezoning supports long term planning objectives and contributes positively to the broader community 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 the proposed conditional zoning district is to establish zoning regulations tailored specifically to the development of a dog boarding and daycare facility The district allows for a limited set of compatible use under clearly defined conditions that ensure consistency with surrounding land uses and alignment with the Johnston County Comprehensive Land Use Plan This conditional zoning approach provides flexibility while maintaining safeguards to protect neighboring properties and the character of the area 2 Conditions to apply to the conditional zoning district Within a Conditional Zoning District , additional conditions and requirements may be Page 15 of 44Page6added 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 ? Group outdoor play and exercise for boarded animals will be limited to the house between 8 am to 7 pm to reduce noise impact on neighboring properties ? Sound dampening fencing and strategic landscaping will be installed along property lines adjacent to residential area to further minimize noise ? Adequate on - site parking will be provided for all staff and clients to prevent overflow onto public streets ? Drop off and pick - up of boarded daycare pets will be scheduled in designated time windows to avoid contributing to local peak traffic congestion ? Comprehensive waste management protocols will be followed to ensure all animal waste is handled and disposed of according to local health environmental regulations ? The facility will implement environmentally responsible stormwater management practices , such as permeable pavement and rain gardens to protect local waterways ? The design , exterior colors , and signage of the facility will align with community standards and will be reviewed with the planning board prior to final approval to ensure visual harmony with the neighborhood ? The facility will host quarterly community meetings or open houses to address questions or concerns from neighbors and to provide updates on operations Conditions 1 Group outdoor play and exercise for boarded animals will be limited to the house between 8 am to 7 pm to reduce noise impact on neighboring properties proposes by applicant 2 Sound dampening fencing and strategic landscaping will be installed along property lines adjacent to residential area to further minimize noise proposed by applicant 3 Adequate on - site parking will be provided for all staff and clients to prevent overflow onto public streets proposed by applicant 4 Drop off and pick - up of boarded daycare pets will be scheduled in designated time windows to avoid contributing to local peak traffic congestion proposed by applicant 5 Comprehensive waste management protocols will be followed to ensure all animal waste is handled and disposed of according to local health environmental regulations proposed by applicant 6 The facility will implement environmentally responsible stormwater management practices , such as permeable pavement and rain gardens to protect local waterways proposed by applicant Page 16 of 44Page77 The design , exterior colors , and signage of the facility will align with community standards and will be reviewed with the planning board prior to final approval to ensure visual harmony with the neighborhood proposed by applicant 8 The facility will host quarterly community meetings or open houses to address questions or concerns from neighbors and to provide updates on operations proposed by applicant 9 Permitted uses Animal Boarding Facility Proposed by Applicant 10 A Class B 2 large trees , 3 small trees , and 9 shrubs every 100 linear feet landscape buffer shall be installed along all conditional zoning lines All buffers must be placed outside of any fencing existing vegetation may be used Proposed by Staff 11 The development shall conform to all requirements of the Johnston County Land Development Code 12 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 13 All signage shall comply with the Johnston County sign code 14 All structures must comply with all rules enforced by Federal , State , and Local agencies 15 Secure an NCDOT driveway permit 16 Driveway apron must be paved through NCDOT right - of - way Mandated by Page 17 of 44Page8Page 18 of 44Page9Page 19 of 44Page0Page 20 of 44Page1Page 21 of 44Page2Page 22 of 44Page3 DISCLAIMER Johnston County assumes no legal responsibility for the information represented here Scale 1 9900 - 1 in 82504 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 July 10 , 2025 Powered by TCPDF wwwtcpdforg Page 23 of 44Page4 DISCLAIMER Johnston County assumes no legal responsibility for the information represented here Scale 1 4124 - 1 in 3437 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 July 10 , 2025 Powered by TCPDF wwwtcpdforg Page 24 of 44Page5Page 25 of 44Page625 - 04 Page 26 of 44Page7RESOLUTION FOR CASE NUMBER 25 - 04 RESOLUTION DENYING 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 10N07005E located at 477 Hatcher Rd in Micro Township , from Agricultural Residential AR 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 not 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 deny the zoning amendment and adopt a statement describing why the adoption of the proposed amendment is not consistent with the Johnston County Comprehensive Land Use Plan and updates , and the Board considers the proposed amendment not 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 not consistent with the Johnston County Land Use Plan and updates thereto because the Land Use Plan and updates indicate that a The property lies within an agricultural area place type pursuant to the adopted future land use map 2 This Board finds and determines that it is not reasonable , nor in the public interest to approve the proposed amendment because a Traffic conflicts resulting from shared access with multiple residentially zoned parcels will occur based on the approved site plan and ; b Noise resulting from the proposed use will disrupt the adjacent community 3 This Board denies the proposed zoning amendment from Agricultural Residential AR to General Business - Conditional Zoning GB - CZ Adopted this the 2nd day of September , 2025 ATTEST BOARD OF COMMISSIONERS FOR THE COUNTY OF JOHNSTON _____________________________ By ____________________________ Dana G Cuddington , Clerk to the Board RS “ Butch ” Lawter , Jr , Chairman Page 27 of 44Page8STAFF REPORT CONDITIONAL ZONING CASE 25 - 06 Rezoning Petition Petition to rezone 1256 acres located on Pierce Rd near the intersection of Cleveland Rd in Cleveland Township from Agricultural Residential AR to Industrial 2 - Conditional Zoning I2 - CZ Tax ID 06D01007C Owner G Paul Sherrill Jr Applicant Greystar Development East , LLC Conditional Zoning Request Various Heavy Industrial Uses … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Utilities & Services ? McLemore Fire District and CNS Rescue Squad … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Existing and Surrounding Land Uses Zoning ? Existing Land Use Zoned Agricultural Residential AR with a very small part in the Interstate Highway Interchange IHI overlay and is used as a vacant lot ? Surrounding Land Uses Zoned AR and used for residential and agricultural purposes Zoned IHI and is used for many different business and Industrial uses Zoned GB and used for multiple business uses … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Traffic Concerns ? Traffic count for this portion of Pierce Rd is 1400 vpd 2022 This portion of Pierce Rd does not appear on the Comprehensive Transportation Plan as needing improvement … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Land Use Plan ? This area is located within a designated Regional mixed use Center ” Future Land Use Placetype on the Envision Johnston 2040 County Comprehensive Land Use Plan These areas are intended to be centers of activity that include a mix of retail , restaurant , service , office , and civic and institutional uses A portion of the lot is also in the Interstate Highway Interchange IHI overlay … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … … Staff Comments and Recommendation ? Number of notices sent 6 ? A pre - application meeting was held with the applicant on May 28 , 2025 STAFF RECOMMENDATION Approval , based on the following consistency statement Planning Board ? Three people spoke with concerns Planning Board Recommendation The Planning Board RECOMMENDS DENIAL of the rezoning for Case 25 - 06 and submits the following consistency statement Page 28 of 44Page9Consistency Statement This request is consistent with the Comprehensive Land Use Plan in that it is located within a designated “ Regional Mixed Use Center ” Future Land Use Placetype on the Envision Johnston 2040 County Comprehensive Land Use Plan These areas are intended to be centers of activity that include a mix of retail , restaurant , service , office , and civic and institutional uses Part of the property is also in the IHI overlay which would allow this use by right This property is also in an activity node 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 planned use of the project will be light industrial warehousing The site is currently a vacant field The proposed uses will avoid currently mapped environmental features adjacent to the site The site will also plant enhanced Type C buffers along property lines adjacent to residential where current vegetation does not exist 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 project is located 500 ’ from the major intersection of Cleveland Rd and Hwy 42 The intended proposed uses of the site are light industrial which is consistent with a significant amount of delivered and proposed development within the corridor off Hwy 42 and Cleveland Rd In addition , the site is partially within the IHI zoning district Intended uses for the site would be consistent and allowable by right in the IHI district 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 development along Hwy 42 directly off Interstate 40 has the majority built out There are minimal undeveloped parcels for industrial , job creating , uses within such close proximity This development will increase the availability of industrial spaces lacking in this area In addition , due to being a vacant field , the additional landscaping proposed will enhance the visual appearance of the parcel 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 The development is located within the Johnston County Regional Mixed Use Center of the Comprehensive Land Use Plan The proposed site sits on the transition from more business and retail to the south and residential to the north The light industrial usage fits in the overall future plan of this region 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 the district is to allow industrial uses The project being proposed is a singular 210 ’ x648 ’ building totaling 136,080 + - square feet The building shape , size , parking , and construction is consistent with light industrial and warehousing operations The project is proposing the I - 2 uses with the removal of certain uses as listed on the following sheet 2 Conditions to apply to the conditional zoning district Page 29 of 44Page0Within 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 The project is proposing conditions limiting the uses allowed on site to those in the I - 2 zoning with the exception of the items listed below The uses to not be permitted are asphalt plant , concrete plant , cotton gin - cotton waste processing , Feed Seed Flour manufacturing , fertilizing manufacturing , livestock sales , meat packing plant , and poultry processing plant Conditions 1 Permitted uses All I - 2 uses with the exception of the following , which will NOT be allowed asphalt plant , concrete plant , cotton gin - cotton waste processing , Feed Seed Flour manufacturing , fertilizing manufacturing , livestock sales , meat packing plant , and poultry processing plant proposed by applicant 2 A Class C 3 large trees , 4 small trees , and 12 shrubs every 100 linear feet landscape buffer shall be installed along all conditional zoning lines All buffers must be placed outside of any fencing existing vegetation may be used 3 The development shall conform to all requirements of the Johnston County Land Development Code 4 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 5 All signage shall comply with the Johnston County sign code 6 All lighting shall be downlighting so as to not shine onto adjacent properties proposed by staff 7 All structures must comply with all rules enforced by Federal , State , and Local agencies 8 Secure an NCDOT driveway permit Page 30 of 44Page1Planning Board Minutes Case 25 - 06 July 15 , 2025 Rezoning Case 25 - 06 Rezoning Petition Agricultural Residential AR to Industrial 2 - Conditional Zoning I2 - CZ Tax ID 06D01007C Owner G Paul Sherrill Jr Applicant Greystar Development East , LLC Location 1256 acres located on Pierce Rd near the intersection of Cleveland Rd in Cleveland Township Conditional Zoning Request Various Heavy 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 with a very small part in the Interstate Highway Interchange IHI overlay and is used as a vacant lot Mr Marr stated that the surrounding land uses were zoned AR and used for residential and agricultural purposes , zoned IHI and is used for many different business and Industrial uses , and zoned GB and used for multiple business uses Mr Marr stated that the area is located within a designated “ Regional Mixed Use Center ” Future Land Use Placetype on the Envision Johnston 2040 County Comprehensive Land Use Plan These areas are intended to be centers of activity that include a mix of retail , restaurant , service , office , and civic and institutional uses Part of the property is also in the IHI overlay which would allow this use by right This property is also in an activity node Mr Marr stated that a pre - application meeting was held with the Applicant on May 28 , 2025 Mr Gary Zurawski , 4000 Westchase Blvd , Raleigh , NC , Scout & Co Engineering , stated the particulars of the request and was present to answer any questions from the Board Mr Zurawski stated that there is a sewer easement that runs on the northwest side through the parcel that would be utilized for sewer Mr Zurawski stated they plan for buffers on all sides of the property and to use as much existing vegetation as possible Mr Zurawski stated that there is a stream off property to the northwest and some of the buffer will go into that corner Mr Zurawski stated that they would avoid any environmental impacts on the site Mr William Barrett , 555 Fayetteville St Suite 300 , Raleigh , NC , Greystar Development East , LLC , was present to answer any questions from the Board Mr Lovering asked about the preliminary site plan and the proposed trailer stalls and if there would be 18 wheelers coming in and out of the subject property Mr Zurawski responded that there would be some component of that but it is not the size or typical shape for a distribution Mr Zurawski stated that it is more of a flex use space Mr Zurawski stated that there may be some who might have deliveries for 18 wheelers and that is why the design Page 31 of 44Page2included access on the rear but it is not intended for overall use and that it is not a distribution type building Mr Barrett responded that the building depth is a lot shallower than the typical distribution buildings that would have heavy truck traffic Mr Adam Shaw , 197 Waterpine Dr , Garner , NC , nearby property owner and president of the Sherrill Place HOA , expressed concern for noise pollution , increased traffic , lighting , and tractor trailers coming in and out Mr Shaw discussed an increase in traffic in the area over recent years and how it is much worse Mr Shaw spoke about traffic accidents along Pierce Rd Mr Shaw expressed concern for the potential impact on property values Ms Kana Cutchin , 85 Fieldsview Dr , Garner , NC , nearby property owner and resident in the Sherrill Place subdivision , expressed concerns for safety Ms Cutchin expressed concern for her son and other children that catch the school bus on Pierce Rd and the increase in traffic Ms Cutchin stated that Pierce Rd was a residential road and was not designed nor updated for the possible traffic the proposed business could bring Ms Sarah Shaw , 197 Waterpine Dr , Garner , NC , nearby property owner and resident in the Sherrill Place subdivision , stated that they moved in in 2018 Ms Shaw stated that since the 2022 traffic survey , another community has been built Ms Shaw stated that the turn at Pierce Rd and Cleveland Rd is dark at night and very dangerous Ms Shaw stated that there is a single bus stop for both of the neighborhoods and expressed concern for safety Ms Shaw expressed concern for the potential impact on property values Mr Zindall Seagroves , 12731 Cleveland Rd , Garner , NC , adjacent property owner , asked about the type of business proposed for the subject property Mr Zurawski responded that they don’t know exactly what type of businesses will occupy the space and no actual tenants yet Mr Zurawski stated a good example is south of the subject property in the Merritt Properties development Mr Zurawski stated that there would be similar use types Mr Tanner Hicklin , 555 Fayetteville St Suite 300 , Raleigh , NC , Greystar Development East , LLC , was present to answer any questions from the Board Mr Hicklin stated that it is speculative in nature but target tenants will be similar businesses as to the Merritt Properties development Mr Hicklin stated that it had a variety of tenants Mr Hicklin stated that it would be targeting smaller profile and local businesses Mr Shaw stated that the Merritt Properties development is on NC HWY 42 and that the proposed development is on a residential road Mr Shaw expressed concerns for noise , smells , and other pollutants There was no further discussion Page 32 of 44Page3Mr Marr stated the conditions included all I - 2 permitted uses with the exception of the following , which will not be allowed asphalt plant , concrete plant , cotton gin - cotton waste processing , feed seed flour manufacturing , fertilizing manufacturing , livestock sales , meat packing plant or poultry processing plant Vice - Chair Little asked for the staff recommendation Mr Marr provided a staff recommendation of approval and presented a draft statement of consistency Vice - Chair Little asked about another proposed development to the north of the subject property Mr Marr stated that the other proposed development was part of a Planned Unit Development and intended for residential , open space , or light general business , so it was different from the current proposed development Mr Lovering asked if the other proposed development was at the firehouse Mr Marr responded yes Ms Holmes expressed concern about the location of the proposed development with it sitting on a residential road Mr Crenshaw agreed with Ms Holmes ’ concern Staff Recommendation Approval Upon a motion by Mr Crenshaw to deny Rezoning Case 25 - 06 , seconded by Ms Holmes , Rezoning Case 25 - 06 was recommended for denial by a unanimous vote of 5 - 0 at the July 15 , 2025 Planning Board Meeting Rezoning Case 25 - 06 will be heard by the Board of County Commissioners at their September 2 , 2025 meeting Consistency Statement This request is consistent with the Comprehensive Land Use Plan in that it is located within a designated “ Regional Mixed Use Center ” Future Land Use Placetype on the Envision Johnston 2040 County Comprehensive Land Use Plan These areas are intended to be centers of activity that include a mix of retail , restaurant , service , office , and civic and institutional uses Part of the property is also in the IHI overlay which would allow this use by right This property is also in an activity node 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 planned use of the project will be light industrial warehousing The site is Page 33 of 44Page4currently a vacant field The proposed uses will avoid currently mapped environmental features adjacent to the site The site will also plant enhanced Type C buffers along property lines adjacent to residential where current vegetation does not exist 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 project is located 500 ’ from the major intersection of Cleveland Rd and Hwy 42 The intended proposed uses of the site are light industrial which is consistent with a significant amount of delivered and proposed development within the corridor off Hwy 42 and Cleveland Rd In addition , the site is partially within the IHI zoning district Intended uses for the site would be consistent and allowable by right in the IHI district 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 development along Hwy 42 directly off Interstate 40 has the majority built out There are minimal undeveloped parcels for industrial , job creating , uses within such close proximity This development will increase the availability of industrial spaces lacking in this area In addition , due to being a vacant field , the additional landscaping proposed will enhance the visual appearance of the parcel 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 The development is located within the Johnston County Regional Mixed Use Center of the Comprehensive Land Use Plan The proposed site sits on the transition from more business and retail to the south and residential to the north The light industrial usage fits in the overall future plan of this region 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 the district is to allow industrial uses The project being proposed is a singular 210 ’ x648 ’ building totaling 136,080 + - square feet The building shape , size , parking , and construction is consistent with light industrial and warehousing operations The project is proposing the I - 2 uses with the removal of certain uses as listed on the following sheet 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 Page 34 of 44Page5Applicant The project is proposing conditions limiting the uses allowed on site to those in the I - 2 zoning with the exception of the items listed below The uses to not be permitted are asphalt plant , concrete plant , cotton gin - cotton waste processing , Feed Seed Flour manufacturing , fertilizing manufacturing , livestock sales , meat packing plant , and poultry processing plant Conditions 1 Permitted uses All I - 2 uses with the exception of the following , which will NOT be allowed asphalt plant , concrete plant , cotton gin - cotton waste processing , Feed Seed Flour manufacturing , fertilizing manufacturing , livestock sales , meat packing plant , and poultry processing plant proposed by applicant 2 A Class C 3 large trees , 4 small trees , and 12 shrubs every 100 linear feet landscape buffer shall be installed along all conditional zoning lines All buffers must be placed outside of any fencing existing vegetation may be used 3 The development shall conform to all requirements of the Johnston County Land Development Code 4 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 5 All signage shall comply with the Johnston County sign code 6 All lighting shall be downlighting so as to not shine onto adjacent properties proposed by staff 7 All structures must comply with all rules enforced by Federal , State , and Local agencies 8 Secure an NCDOT driveway permit Page 35 of 44Page6Page 36 of 44Page7P