September 15, 2025 - 6:00 PM - Board of Commissioners Meeting Minutes

10 555 Meeting of the Johnston County Board of Commissioners September 15 , 2025 6 00 pm The Johnston County Board of Commissioners met in regular session Monday , September 15 , 2025 at 6 00 pm in the Commissioners Meeting Room , Johnston County Courthouse Annex , Smithfield , North Carolina The following members were present Present Chairman RS “ Butch ” Lawter , Jr , Vice Chairman Patrick E Harris , Ted G Godwin , April Stephens , Bill Stovall , Michelle Pace Davis and Mike Rose Absent None Also Present County Manager Rick J Hester , Finance Officer and Deputy County Manager J Chad McLamb , County Attorney Jennifer J Slusser , Clerk to the Board Dana G Cuddington , and Executive Assistant Deputy Clerk Susie Reeves Chairman RS “ Butch ” Lawter , Jr called the meeting to order at 6 00 pm Commissioner Ted G Godwin opened the meeting with an invocation Commissioner Bill Stovall led everyone in the Pledge of Allegiance to the American Flag Chairman Lawter reminded everyone of the Board’s six priorities including Public Safety , Infrastructure , County Employees , Financial Stewardship , Educational Funding , and Land Use and the Board’s continuing efforts to keep these priorities in mind when working through the agenda 1 Approval Discussion of Agenda Upon a motion by Vice Chairman Patrick E Harris , seconded by Commissioner Michelle Pace Davis , and carried unanimously , the Board approved the agenda as presented 2 Consent Agenda Items Upon a motion by Commissioner Ted G Godwin , seconded by Vice Chairman Patrick E Harris , and carried by unanimous vote , the Board approved the following consent agenda items A Approval of Minutes – August 18 , 2025 6 00 pm B Town of Benson – Appointment to Benson Board of Adjustments Per a request by the Town of Benson , the Board made the following appointment to the Benson Board of Adjustments representing the ETJ area of the Town Brian Whitman , 806 W Main Street , Benson term expiring December 31 , 2027 C Appointment to Hospital Authority Board of Commissioners – 1 position ; 3 year term At the September 2 , 2025 Board Meeting , Brad Oakes was nominated for the position on the Hospital Authority The Hospital Authority met on September 4 , 2025 and concurred with the nomination Pursuant to General Statutes , Chairman RS “ Butch ” Lawter , Jr reappointed Brad Oakes to the Hospital Authority for a three year term to expire on September 30 , 2028 D Building and Grounds – Request to Proceed with Design Services for Courtroom Upfit After reviewing the project dynamics , staff is recommending Moseley for design services for the Annex Courtroom upfit project The redesign and upfit of Courtrooms 1 , 2 and 3 utilizing technology and design upgrades will facilitate their continued use for many years Funds have been appropriated in the current Building and Grounds budget for these services Per the request of the Building and Grounds Department , the Board approved for staff to proceed with the design process for the Annex Courtroom project with Moseley Architects E 911 Communications – Request to Move Funds from Emergency Telephone System Fund Johnston County 911 Communications is requesting approval from the Board to move funds in the amount of 120,00000 from the Emergency Telephone System Fund ETSF balance to the Emergency Telephone System Fund Operating Budget Currently Johnston County has 4,052,00000 inPage556 September 15 , 2025 – 6 00 pm Continued the ETSF Fund Balance The funds may only be used for approved items Staff is requesting to use the funds for the following project 1 To cover the cost of NC 911 Board approved 911 Infrastructure Server Refresh at the main facility and back up facility The current servers also fall into the NC 911 Boards recommended replacement schedule The Board approved the transfer of funds in the amount of 120,00000 from the Emergency Telephone System Fund ETSF for the project as requested by staff 3 Visit from Miss North Carolina Teen Kate Ward Miss North Carolina Teen Kate Ward informed the Board that she had the honor of representing Johnston County in the Miss North Carolina Teen competition this past June Miss Ward stated although she had hoped to visit sooner , various commitments delayed her visit until now Miss Ward stated she was grateful for the overwhelming support from Johnston County throughout the pageant preparation , which contributed greatly to bringing the Miss North Carolina Teen title home She noted that recently she participated in the Miss America Teen Pageant and although she was unable to compete at her full potential due to an injury , it was still a privilege to represent North Carolina on this national stage Miss Ward stated throughout her community service year , she has focused on environmental advocacy through the Tree Hugger Project She stated this project is inspired by her father’s involvement in renewable energy initiatives and she has been committed to promoting environmental stewardship She stated as Miss North Carolina Teen and Miss Johnston County Teen , she authored and published a book that has now reached at least one school in all fifty states She noted that additionally , she had the opportunity to plant her first tree in Haiti Miss Ward stated none of these accomplishments would have been possible without the support of the Johnston County community She stated she is truly thankful for the Board’s encouragement and is pleased to celebrate bringing the Miss North Carolina Teen title back to Johnston County Commissioner April Stephens stated Miss Ward performed amazingly well throughout the Miss America Teen competition , despite dealing with an injury , and well represented Johnston County A photo was taken of Miss Ward and the Board of Commissioners 4 Public Comments A Recognition of Public Information Office for Receiving the National Savvy Award for the Video - Honoring Our Heroes Stories of Service and Sacrifice County Manager Rick Hester stated he would like to recognize two County Departments He informed the Board that the Public Information Office received a national Savvy Award for their video , Honoring Our Heroes Stories of Sacrifice and Service He further stated that based on recent outstanding work , it is possible they may receive another award next year Mr Hester recognized Adam Carroll and Ben Armstrong from Public Information Office for their work Mr Carroll thanked Mr Hester and the Board for recognizing the work of the Public Information Office Mr Carroll stated the next recognition involves the County’s Inspections Department and he is extremely proud of their accomplishments and work during the Hurricane Helene response Mr Carroll stated he and Mr Armstrong were honored to receive this national award from the City and County Marketing Association for their video He noted that initially it was intended as an internal project highlighting employees that are veterans He stated they contacted several employees with Johnston County and invited them to share their experiences and perspectives on transitioning and working here He stated the intention was not to single anyone out , but rather to demonstrate how the Johnston County team continues to adapt and overcome challenges Mr Carroll noted that Commissioners April Stephens and Ted G Godwin participated in the video He stated this would be repeated in the coming year Mr Carroll commended the County employees and the Board of Commissioners for their support At the inquiry of Chairman RS “ Butch ” Lawter , Jr , Mr Carroll stated their most recent video was released this past Friday about farmland preservation and conservation easements He encouraged everyone to visit the County’s Facebook page , YouTube , Instagram , and the County’s website to view the video He statedPage557 September 15 , 2025 – 6 00 pm Continued staff has been working on this video for a month and he acknowledged Mr Wiggs from Selma that made the video possible B Recognition of the Johnston County Building Inspections Department for Earning the Statewide Barry Gupton Award for the Hurricane Helene Response County Manager Rick Hester reported that many counties and building inspectors responded to Hurricane Helene , including inspectors from Johnston County He stated the County’s Inspections Department has received the Barry Gupton Award for their efforts He recognized Building Inspections Director Shane Hudson for more details Mr Hudson stated the North Carolina Building Inspectors Association coordinates a Damage Assessment Team which is responsible for deploying inspectors throughout the State when needed He stated during a recent deployment period spanning approximately five weeks , the Damage Assessment Team provided eleven members to assist with assessments Mr Hudson stated that given the commitment required , inspectors are often away for up to a week at a time He stated the Johnston County team participated in damage assessments across western North Carolina , and these efforts were recognized through the Barry Gupton Award by the North Carolina Building Inspectors Association He stated in total , there were approximately 80 to 90 inspectors from various counties and municipalities involved , excluding those employed by the State He stated this recognition would not have been possible without the support of County Manager Rick Hester , the Board of Commissioners , and the outstanding team of inspectors in Johnston County Chairman RS “ Butch ” Lawter , Jr commended Mr Hudson and the Johnston County team noting they exemplified two words - responsive and compassionate Mr Hudson introduced team members Mike Piper , Stacy Strickland , Josh Gains , Preston Batton , Allan Cook , and Russell Reeves The Board applauded the efforts of Mr Hudson and his team followed by a photo opportunity Chairman Lawter noted that the North Carolina Association of County Commissioners has created a powerful video about the Hurricane Helene response , which is available on their website He stated it effectively shows the changes over time , and he recommended everyone view the video 5 Proposal for Cost of Community Services Study and Economic Impact Modeling Crystal Morphis , Founder and CEO of Creative Economic Consulting , LLC , presented information to the Board on a Cost of Community Services Study and Fiscal Impact Model Ms Morphis began the presentation by sharing information about her company She stated her firm is an economic development consulting boutique firm , headquartered in western North Carolina She stated while her team is small , with four members , they have extensive experience working across the southeastern United States , particularly with municipalities in Johnston County , the Research Triangle Region , and throughout North Carolina Ms Morphis stated as a boutique firm , she would serve as Project Lead should the Board choose to proceed with this initiative , which encompasses both the Cost of Community Services Study and the FiscalPage558 September 15 , 2025 – 6 00 pm Continued Impact Model She stated Senior Consultant Penny Whiteheart specializes in economic impact analyses and has led several significant projects within the firm She stated Heather Beard oversees the research and analysis efforts while Billye Carter leads the marketing and technology initiatives She stated they are all experienced economic developers in North Carolina , bringing practical insights into implementation and the practitioner perspective on economic development objectives that these studies aim to support Ms Morphis stated her firm is small and maintains a limited client base , allowing for a focus on individual projects She stated her team holds several proprietary programs that are not available through other consulting firms in the nation She stated each year , the company provides one consulting project valued at up to 25,000 as a form of community support and this years project was in Mitchell County , focusing on a resilience strategy following Hurricane Helene She stated over the past 11 years the company has consistently offered such projects Ms Morphis stated their work spans various areas , and todays discussion centers on impact analysis , specifically regarding the cost of services and local fiscal impact modeling She stated additionally , they engage in strategic planning work and are currently finalizing a strategic plan for Clayton She stated as another example , the company recently completed an Economic Impact Analysis for Western Carolina University , which assessed construction spending , operational impacts , visitor impacts , and alumni influence statewide Ms Morphis noted in Wake Forest they recently completed a Cost of Services Study and her company has supported Wake Forest with various Economic Development projects She stated her company has also conducted impact and economic analyses in Holly Springs and across Southeast North Carolina She stated her company is also finalizing an update to Town of Claytons strategic plan , which will be presented to their Town Council in October She noted they have worked with Selma , Smithfield , Benson , ElectriCities and other public power communities throughout the State , as well as other projects in the Research Triangle She offered to discuss any of the work in further detail Ms Morphis explained that a Cost of Community Services Study helps evaluate land use by analyzing whether property is best used for residential , commercial , industrial , or agricultural purposes She stated these studies inform planning and zoning decisions and supports open space and farmland preservation by showing that agriculture requires fewer public services compared to residential areas She stated this information aids long - term fiscal sustainability , helping prevent communities from becoming solely residential with insufficient tax bases for desired services She stated in this project , the company would collect County revenue and expenditure data with department heads , categorize it by land use , and calculate ratios showing the return onPagePage pageNumber5559 September 15 , 2025 – 6 00 pm Continued every dollar spent in each category She stated there would be a Summary of Findings in a full report and an Executive Summary Ms Morphis continued that the second project involves local fiscal impact modeling , which provides a more detailed look at the revenues and costs associated with specific development projects , further guiding growth and investment decisions She stated for example , when a developer proposes a large mixed - use development , it is necessary to assess the impact on schools , infrastructure , expected revenues , and associated costs of the proposed project She stated this analysis should be conducted at a detailed level , possibly dividing the County into districts due to Johnston Countys multiple communities Ms Morphis explained that in Phase 1 , a project team would be formed from County staff with expertise in infrastructure , public services , and schools She stated this team would identify relevant data points for a fiscal impact model and establish a set of assumptions based on recent population and growth trends , as well as current statistics regarding families and children per residential unit She stated these assumptions and variables would be reviewed and approved prior to building the model She stated additional assumptions would account for differences in infrastructure across various areas of the County Ms Morphis continued that after approval of the data set and assumptions , Phase 2 involves developing the model and initiating testing and training She noted the intention is to provide staff with a complex Excel tool , potentially using embedded macros , enabling ongoing updates and innovation She stated upon completion the model would be presented to staff in a format that allows for continued use Ms Morphis stated if the project begins in October , the Cost of Services Study component could be completed around January , with the Fiscal Impact Model finished later , approximately in February and these tasks may proceed concurrently She stated there is the option to run these projects in parallel ; however , if both were initiated in October , one could be completed by January and the other by February PagePage pageNumber6560 September 15 , 2025 – 6 00 pm Continued Ms Morphis stated when her company was founded , they implemented a policy of including a one - year retainer with every project to ensure that clients utilize the work provided rather than allowing it to go unused She stated after the first year , the company continues to respond to calls and emails and address any questions , but the initial retainer period encourages ongoing engagement She stated the goal is to ensure that clients understand the project outcomes , focus on implementation , and receive continued support as needed Ms Morphis offered to answer questions from the Board Commissioner Ted G Godwin stated the point about studies remaining unused is well taken and including a retainer is an effective strategy , as such situations can often occur in government Ms Morphis stated if their clients do not act on the studies , then they have no results to demonstrate She stated they collaborate closely with clients from the beginning to ensure each study is relevant and actionable , providing them with the necessary tools and information for success Commissioner Bill Stovall stated he appreciates that the Board is considering this proposal and hopes the County can proceed with the Cost of Community Services analysis Commissioner Stovall stated he served on the Citizens Advisory Committee for the Land Use Plan , and that Committee recommended making this type of information available to decision makers He stated this would support informed decisions that aim for net positive revenue growth , rather than growth that could create budget deficits He stated having access to such data is essential for this purpose and he is encouraged by the progress and hopes this initiative is realized Commissioner Michelle Pace Davis added that this aligns with the objectives and priorities discussed at the Board’s strategic planning session in March She stated it is encouraging to see these efforts progress and the timeline would align with the work on the UDO update She asked about the complexity of the proposed Excel - based approach , as well as the possible inclusion of software updates and a dashboard Ms Morphis stated it is anticipated that these components can be integrated effectively with staff She indicated that the capabilities of the technology staff are considered promising for this integration Commissioner Godwin asked whether the report or final product addresses intangible factors related to residential growth in the County , such as traffic issues Ms Morphis stated the Cost of Community Services Study is based on revenues and expenditures , analyzed through Fiscal Impact Models that currently only use quantitative data She stated qualitative scoring , like rating curb appeal , could be added in the future if desired by staff or department heads Commissioner Mike Rose asked about how the data takes into account the vast differences in property values across the County Ms Morphis stated IMPLAN , a National Economic Impact Modeling Software , allows for analyzing data at various levels of detail She stated collaboration will occur with the County staff to decide how granular the analysis should be , and too much detail can make the model less useful due to too many exceptions She stated ultimately , her company will determine an appropriate balance between specificity and practicality for meaningful results PagePage pageNumber7561 September 15 , 2025 – 6 00 pm Continued Chairman RS “ Butch ” Lawter , Jr asked if utilities are included in the study Ms Morphis confirmed that utilities are included because there are so many public power communities in Johnston County Chairman Lawter stated he is more focused on the economic analysis component and how the Board can make informed decisions based on that information He stated this will be helpful for this Board and also future Boards Ms Morphis stated the discussion around development and electric utilities has evolved significantly over the past six or seven years She stated she has been involved in Economic Development for some time , and throughout her career , discussions regarding electricity have traditionally focused on the timeframe and cost required to deliver service She noted that recently the conversation has shifted towards evaluating whether there is sufficient capacity to meet demand and it is increasingly important to assess which areas within Johnston County can accommodate various electric loads and which may have limitations She stated this shift is largely driven by the substantially increased electric load requests from industry Chairman Lawter stated historically , infrastructure concerns were centered around water and sewer ; however , now electricity has joined those priorities He stated in addition to tools such as Excel , the County is considering other platforms like Smart Sheet and the County currently uses Google products Ms Morphis stated her team will use the tools that are the most useful to the management team Chairman Lawter stated regarding school growth , over the past three or four years , traditional Johnston County public schools have experienced relatively flat enrollment numbers He stated while this trend may not persist indefinitely , it is an important factor to consider when planning for future growth Ms Morphis stated the educational partners will assist in analyzing these patterns and how they might evolve over time She stated the types of residential units being built attract more or fewer families with children to Johnston County It was the unanimous consensus of the Board for staff to pursue a contract with Creative Economic Development Consulting 6 Public Hearing – Proposed Naming of Newly Constructed Road Advertised – The Johnstonian News and The News in Review – September 3 , 2025 Chairman RS “ Butch ” Lawter , Jr opened the public hearing Planning Director Braston Newton explained that the purpose of the hearing is to officially name a new road as part of the US 70 Business bridge replacement over Interstate 95 Mr Newton reported the newly created road connects Mallard Road to US 70 Business , as shown on the following map PagePage pageNumber8562 September 15 , 2025 – 6 00 pm Continued Mr Newton stated the road is completed and in use with a temporary name for dispatch purposes He stated as this area is unincorporated , Johnston County is responsible for naming this road under NCGS 153A - 2391 Mr Newton stated staff recommends naming the road Polecat Branch Road He stated the Town of Smithfield was consulted , but their suggested alternate names conflicted with existing names in the database , potentially causing issues with Emergency Services Commissioner Ted G Godwin asked if there are any issues with 911 Mr Newton responded there are no problems from 911 regarding this name There being no further comments , Chairman RS “ Butch ” Lawter , Jr closed the public hearing Upon a motion by Commissioner Ted G Godwin , seconded by Commissioner Michelle Pace Davis , and carried unanimously , the Board voted to approve the name of the newly constructed road to Polecat Branch Road via adoption of the following ordinance ORDINANCE NAMING NEW ROAD AS PART OF NC DEPARTMENT OF TRANSPORTATION PROJECT I - 5972 WITHIN THE UNINCORPORATED AREA OF JOHNSTON COUNTY WHEREAS , the North Carolina Department of Transportation established a roadway project to improve the US 70 Business Interchange and said project being identified as I - 5972 ; and WHEREAS , the project required the creation of a new secondary road from Mallard Road to US 70 Business ; and WHEREAS , in accordance with NCGS § 1532391 , a county may name any road within the county and not within a city ; and WHEREAS , the Town of Smithfield governing body has recommended the name of said road be Polecat Branch Road ; and WHEREAS , pursuant to the provisions of NCGS § 153A - 2391 , and Chapter 18 – Section 18 - 52 of the Johnston County Code of Ordinances , at least ten 10 days prior to conducting the public hearing to name the said road , Johnston County caused a notice of the time , place , and subject matter of the hearing on this proposed road naming to be prominently posted at the Johnston County Courthouse and in at least two public places in the township where the road is located , and to be published in a newspaper of general circulation in Johnston County ; and WHEREAS , a public hearing was held on Monday , September 15 , 2025 at 6 00 pm in the Commissioners Meeting Room , Johnston County Courthouse , 207 E Johnston Street , Smithfield , NC 27577 ; NOW , THEREFORE , BE IT ORDAINED , by the Johnston County Board of County Commissioners , after providing notice and conducting a public hearing as required by law , that the newly constructed road as described herein , within the unincorporated area of Johnston County be assigned the name Polecat Branch Road BE IT FURTHER ORDAINED , that after naming of this new road , Johnston County shall cause notice of this action to be given to the local Postmaster with jurisdiction over said road , to the NC Board of Transportation , and to any municipality within five miles of said road as required by law ; and BE IT FURTHER ORDAINED , that this Ordinance shall become effective upon its adoption th Adopted this the 15 day of September , 2025 At the inquiry of Vice Chairman Patrick E Harris , Mr Newton stated of all the proposed names under consideration , Polecat Branch Road was determined to be the most suitable He stated there is a creek in the area , historically identified as Polecat Branch PagePage pageNumber9563 September 15 , 2025 – 6 00 pm Continued 7 Public Hearing Rezoning Conditional Use Request for Case 25 - 04 Tabled from 9 2 2025 Advertised – The Johnstonian News and The News in Review – August 20 and 27 , 2025 Certified letters were mailed to adjoining property owners on August 18 , 2025 A notice was posted at the location on June 30 , 2025 for Case 25 - 04 The Chairman reopened the Rezoning Hearing for Case 25 - 04 Case 25 - 04 Petition to rezone 948 acres of a 157 acre parcel located at 477 Hatcher Road 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 Planning Director Braston Newton stated the petition is to rezone 948 acres of a 157 acre parcel located at 477 Hatcher Road in the Micro Township from Agricultural Residential to General Business - Conditional Zoning He stated the conditional zoning request is to allow for an animal boarding facility Mr Newton stated this request concerns only a portion of the total 157 acre tract Mr Newton noted the location of the property on the orthophoto for the Board stating the area in question is to the left of the existing house Mr Newton recalled that several concerns were raised at the previous meeting including conflicts regarding the proposed location of the facility’s driveway , which if approved , would overlap with an access easement serving properties at the rear He stated currently , there are three parcels of land served by this 60 - foot easement Mr Newton stated concerns were also expressed about potential noise and waste management He stated at the previous meeting , the applicant presented an alternative site plan with modifications to address access concerns and discussed measures to mitigate noise , including adjustments to buffering through the planting of evergreens or modifying the buffer design Mr Newton shared the following revised site plan Mr Newton stated initially , the drive narrowed to serve the residential lots in the rear but did not curve to align with the easement on the adjoining property , but went straight instead He stated this has been changed on the revised site plan Mr Newton also noted the landscaping is being modified He stated since the last meeting , staff met with the applicant to discuss possible site layout adjustments , including rotating the building 90 ° to fit the rear of the property , moving parking to the front , and relocating the drive outside of the easement area Mr Newton stated staff is unsure if it is technically possible in this situation because the dashed rectangle in the bottom right marks an existing septic system for the current single - family dwelling He offered to answer any questions from the Board Page0564 September 15 , 2025 – 6 00 pm Continued At the inquiry of Chairman RS “ Butch ” Lawter , Jr , Mr Newton stated the dashed area in the top right of the site plan was intended for the proposed building Commissioner Mike Rose stated on the left side of the proposed driveway , there is an existing buffer He asked whether this buffer will be sufficient or if additional planting will be necessary Mr Newton stated while some credit may be given for existing vegetation , it appears that much of it may be deciduous Mr Newton stated to maintain a consistent buffer throughout the year , evergreens are recommended , especially those with a lower canopy He stated this approach would provide appropriate screening for the adjoining property owner to the west Commissioner Michelle Pace Davis inquired about the distance between the easement and the residential driveway within the buffer area Mr Newton stated based on an estimate , the distance from the front line to the proposed zoning boundary is about 200 feet , so the distance in question is likely around 140 to 160 feet The Chairman called for the applicant to come forward Proposed 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 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 NCDOT 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 excessivePage1565 September 15 , 2025 – 6 00 pm Continued 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 Applicant Cassandra Bridges , 477 Hatcher Road , informed the Board that she is the founder of Cassies Critter Care , a local pet - sitting business established in 2017 and formalized in 2019 , offering services that include pet boarding , training , drop - in visits at clients ’ homes , and dog walking Ms Bridges stated she respectfully requests the Board’s approval for a rezoning change on her property to allow for the operation of a small - scale dog kennel She stated this would enable her to better meet the increasing demand for professional pet care within the community while addressing concerns previously raised by her neighbors Ms Bridges stated she appreciated the opportunity to speak at the last meeting and she thanked the Board for tabling their decision to give her time to address concerns and conduct further research Ms Bridges stated Cassies Critter Care serves approximately 100 clients annually which is a revised figure than what she reported at the previous meeting , after reviewing her records Ms Bridges stated she aims to provide reliable and compassionate care for pets while their owners are at work or away She reported that in October 2020 , she and her husband purchased the property on Hatcher Road recognizing its potential for safe , in - home boarding on its spacious one - and - a - half - acre lot She stated the rezoning will allow for the construction of a small - scale kennel , enhancing the ability to deliver a homelike boarding experience She stated this facility will help to meet the growing need for quality pet care in Johnston County Ms Bridges continued that they aim to provide a safe , clean , and comfortable environment for up to 20 - 30 dogs , supporting the local economy through this small business and seasonal part - time jobs She stated the typical operating hours are 6 30 am to 8 45 pm , with occasional late pickups during busy periods due to off - site visits She stated the proposed building would allow her business to hire staff , improving scheduling and service for clients She noted while some neighbors prefer the land to remain undeveloped , it was purchased to fulfill the goal of luxury in - home pet boarding She stated the 60 - foot easement is sufficient for vehicle access , benefiting all deedholders equally , and has supported frequent construction traffic without issues She stated the bus picks up her three children at the driveway without any reported problems Ms Bridges stated after the September 2 , 2025 meeting , the Department of Transportation was parked in front of her yard for the purposes of repairing the ditch at James and Dolores Baileys property She stated she was in the process of gathering reports on the number of crashes and police calls related to noise complaints in her area and currently , there are no known incidents on record for either category Page2566 September 15 , 2025 – 6 00 pm Continued Ms Bridges stated when she and her spouse first moved to the area , there were renters that had eight to ten dogs tied outside and stray cats were present , but no complaints were reported regarding these situations She stated in response to prior concerns raised about odor , all yard waste will be collected multiple times daily to maintain cleanliness , and waste will continue to be taken regularly to the convenience centers She stated regarding noise , drop - off and pick - up times will be scheduled when dogs are inside to minimize potential disturbances , and playtime will be supervised by trained staff to reduce unnecessary noise Ms Bridges stated the 25 - foot easement and the driveway curves back to allow access for future needs She stated a private property sign would be installed at the end of the property line to indicate the business does not extend past that point She stated concerning utility lines for the neighbor , discussions about relocating the water and power lines were held on August 8 , 2025 with the neighbor and the power company , who provided an th estimate She stated on August 28 , the water line was being installed so there would have been plenty of time to relocate that line if needed Ms Bridges stated consultations with Planning Director Braston Newton suggested the possibility of adding a driveway beside the neighbors and repositioning the building She stated this is being considered , but she is still waiting on information regarding that proposal Ms Bridges stated an inquiry with the Department of Transportation indicated that this adjustment would require relocation of a fire hydrant and power pole , with estimated costs ranging from 3,000 to 16,000 She stated utilizing the existing easement and plan appears more cost - effective and practical , while adding another driveway nearby could cause confusion due to their close proximity She stated to address concerns regarding the safety of children walking to their grandparents ’ house , she proposes constructing a sidewalk adjacent to the tree line on the left side of the property She stated this pathway would be separated by a fence and illuminated with outdoor lighting to ensure it remains inaccessible to client vehicles She stated she also recommends replacing the canopy trees with denser foliage to provide enhanced noise mitigation Ms Bridges stated should the property be sold in the future , the building could be repurposed as a workshop or similar facility , thereby maintaining property values for both neighbors Ms Bridges stated Cassies Critter Care is not the only business on Hatcher Road She stated other enterprises include Myrick Vineyards , which cultivates grapes for wine and consumption ; Myrick Diversified , which is engaged in lumber cutting ; the Selma U - pick blueberry patch ; an art farm - to - table establishment ; and Dolores Bailey CPA She stated while multiple businesses operate on this road , her business is uniquely subject to the rezoning process during ongoing operations Ms Bridges stated she is a responsible business owner dedicated to maintaining high standards and all dogs will be under continuous supervision by trained staff She stated animals will be thoughtfully grouped according to temperament and compatibility to minimize unnecessary barking and dense trees and landscaping will be established around the property as a noise buffer She stated security fencing and safety protocols will be implemented and outdoor playtime will be restricted to set hours to reduce disturbances Client appointments for drop - off , pick - up , and meet - and - greets will be scheduled to prevent congestion on the driveway She stated pet waste will be regularly managed and transported to convenience centers as required and the facility will be consistently cleaned and well - maintained to uphold neighborhood aesthetics and complement the appearance of her home Ms Bridges stated since establishing her business , she has remained dedicated to serving both her clients and the local community She stated the increasing demand for pet care services in Johnston County highlights the importance of this rezoning request She stated approval will allow Cassies Critter Care to continue offering invaluable services , foster trust through responsible practices , and ensure residents have ongoing access to safe , professionally managed pet boarding Ms Bridges stated denying this request may restrict local options for pet care and could force clients to seek less regulated alternatives outside the County She stated her established track record , providing compassionate care to over 100 clients annually and integrating neighborhood feedback , demonstrates a strong commitment to both excellent service and positive community impact She stated she respectfully requests the Commissioners ’ support in approving the rezoning to facilitate the dog kennel project She stated this development will address essential community needs while proactively responding to neighbor concerns through thoughtful planning and continued cooperation She stated she is committed to working with County officials and residents to maintain a safe , compliant , and community - focused facility She offered to answer questions from the Board Commissioner Mike Rose asked for confirmation as to when the business began as well as the location of the kennel Ms Bridges responded the business began in 2017 and was formalized in 2019 She confirmed the address of 477 Hatcher Road in Selma as being her home and the business Commissioner Rose asked if the dogs are kept indoors after 7 pm or 8 pm Page3567 September 15 , 2025 – 6 00 pm Continued Ms Bridges stated if the dogs need to go outside , it is done individually , not as a group after this time Chairman RS “ Butch ” Lawter , Jr noted the group activities were scheduled from 8 00 am to 7 00 pm according to the conditions He noted the applicant stated she has requested some variations , but has not yet received them due to the timeframe Commissioner Michelle Pace Davis asked what the variations involve Ms Bridges stated the proposed variations involve changing the orientation of the kennel so that it runs in a different direction She stated the parking area would remain at the front , but an additional third driveway would be added adjacent to the current driveway Commissioner Davis stated she could see that this may potentially create confusion regarding which entrance to use She asked if the orientation of the kennel could be flipped to use the existing driveway Ms Bridges stated her existing driveway could not be used because of the septic area Chairman Lawter stated there were 16 conditions and most were proposed by the applicant He asked Ms Bridges if she agrees with the conditions as proposed Ms Bridges confirmed her agreement Chairman Lawter asked if there was anyone else present that would like to speak Sharon Rippe , 667 Hatcher Road , Selma , stated she regularly uses Cassies Critter Care services when she travels , and Ms Bridges always cares for her dogs Ms Rippe stated she coordinates drop - off times , typically between 8 00 am and 6 00 pm , sometimes within half an hours difference She stated she has never seen anyone in the driveway during her visits Ms Rippe stated 667 Hatcher Road has blind spots that make pulling out difficult and she finds it especially nerve - wracking when walking her dog She stated she always crosses in front of the applicant’s house because that is the straightest part of the road and the rest is all curves She stated she appreciates this country dog - sitting service and her dog prefers the farm environment Ms Rippe stated she lives on a small farm with some animals and Ms Bridges is great at caring for her dogs She stated as for concerns about visibility , there are no blind spots coming out of the applicant’s driveway Ms Rippe spoke in support of the applicant Brett Phillips , 391 Hatcher Road , shared the following documents with the Commissioners including a map showing his property , which is directly behind the subject site , as well as several photos he took from the black - circled area on the map , as follows Page4568 September 15 , 2025 – 6 00 pm Continued Mr Phillips stated the first photo highlights the blind curve and the second photo shows a front view of the empty lot with his house currently under construction behind it He shared another photo that depicts where his utilities are buried , which have since been covered He also shared photos showing the tree line along the property boundary , stating the boundary extends approximately 10 to 15 feet down a steep embankment at the bottom of the hill Mr Phillips stated he has several concerns regarding a shared driveway access with a commercial business He stated the main concern is the safety aspect , due to increased traffic associated with a nearby neighborhood He stated while the site plan includes a driveway wide enough for two vehicles , there is the potential for vehicles to be positioned in ways that may cause others to stop in the road He noted the curve in the road presents possible hazards Mr Phillips stated access to his land is another concern , particularly crossing the road to reach his parent’s house or for his children waiting for the school bus which would require standing at the end of a commercial driveway He stated given these factors he has reservations about the safety and viability of this arrangement He stated on the map the red lines indicate the blind curve shown in the initial photo He stated the topography shifts sharply , going uphill until a point before sloping downhill , which causes limited visibility over the hill , especially when pulling out of the driveway Page5569 September 15 , 2025 – 6 00 pm Continued Mr Phillips continued that he is concerned about his utilities stating they are already installed underground and he is in the process of moving in his house He stated he has been working on his house for six or seven months and since he is currently staying at a rental property , there was motivation to move in as soon as possible He stated it is for this reason he could not pause construction due to the potential need to relocate the utilities as well as relocating utilities would create financial difficulties He stated moving the electricity and installing a new water tap would represent additional expenses that are challenging to cover at this time He further stated that the property line extends about 10 to 15 feet down the hill where the proposed site plan indicates his utilities would be moved He stated relocating them would require clearing a section along the tree line , which would damage the trees that provide erosion control for the steep slope Mr Phillips reiterated that his main concerns are safety and the financial burden of moving his utilities , as well as the potential impact on erosion control measures At the inquiry of Vice Chairman Patrick E Harris , Mr Phillips noted the location of his property on the map for the Board as well as the property that belongs to his father Mr Phillips confirmed the location of where his house is constructed noting his father owns the land behind it Chairman RS “ Butch ” Lawter , Jr asked Mr Phillips to point out where the elevation changes Mr Phillips pointed out the elevation changes on the photo and where the field behind it slopes down stating he was standing on the roadside hill , but visibility drops past this point He stated the road itself stays flat but the elevated property creates the blind spot Commissioner Rose asked whether the underground utility lines were within the 60 - foot easement Mr Phillips confirmed they are within the easement Commissioner Davis asked if the power pole and fire hydrant are inside the 60 - foot easement Mr Phillips responded no that the power pole is about 10 feet to the right and the fire hydrant is further right Commissioner Bill Stovall asked if the applicant has rights to the easement Mr Phillips confirmed the applicant has rights to use the easement in question Mr Phillips stated he originally owned the property and when he sold it to the applicant , the shared access of the easement was part of the agreement Mr Phillips stated he consents to sharing the driveway with the applicant , her family , and guests , but does not consent to sharing it with the business Warren and Angel Phillips , 452 Hatcher Road , addressed the Board Mr Phillips stated they live directly across from the proposed property and shared the following with the Board Page6570 September 15 , 2025 – 6 00 pm Continued Mr Warren Phillips stated they have emotional and sentimental value in the property He stated while he likes to help people , they are opposed to the proposed kennel in this case He stated when building their house in 1985 , they carefully chose its location where they could enjoy the view He stated that view now faces the proposed kennel site He stated initially , they did not know what a kennel involved , but after researching information , they are concerned about the possible impact on their home Ms Angel Phillips stated they have lived in this location since 1983 , and when they decided to build a home , she made it clear that this would be their permanent residence She stated the main concern is the shared driveway Ms Phillips stated their youngest son , Brett , bought the land behind them to build his home , but the proposed plans by the applicant include using the driveway for a commercial kennel with 20 to 30 dogs , each bringing additional traffic from owners and vehicles She stated they regularly use the driveway to get to their property Ms Phillips stated increased traffic on Hatcher Road , especially near the curve and the proposed kennel site , is a significant concern for them She stated there are 34 newly constructed homes located approximately half a mile from her residence , of which three or four have been sold Ms Phillips continued that she is concerned about the potential increase in traffic when the remaining homes are occupied , stating all of those vehicles will likely use the road She further stated that six to eight new homes have been added to Hatcher Road over the past several years , contributing further to the anticipated rise in traffic She stated their neighborhood remains predominantly rural , characterized by open spaces and strong connections to the surrounding landscape and natural features She stated the area has historically been , and is still considered , a family farm with agricultural uses She stated while there are other businesses along the road , they are agriculturally oriented and do not generate significant traffic She stated there are a few additional home - based businesses on the road , although she is less familiar with their operations She stated her primary concern is that the establishment of a kennel just 200 feet from their front porch will introduce considerable increases in both people and vehicle traffic Ms Phillips stated they intend to reside in their home long - term , and the presencePage7571 September 15 , 2025 – 6 00 pm Continued of a kennel so nearby raises significant concerns for them Ms Phillips also expressed concerns regarding possible impacts to her property value Ms Phillips noted they provided photos of four other kennels and each of those are isolated with dedicated driveways and open fields away from other homes She stated the last set of photos demonstrates how close the proposed kennel would be to her and their son’s home She stated while buffers can help , they may not fully mitigate noise or other issues Ms Phillips questioned if the subject site is an appropriate location for the proposed kennel and offered to answer any questions At the inquiry of Chairman Lawter , Ms Phillips stated they conducted a simple online search for nearby kennels and then visited the closest options identified She stated their approach involved visiting these locations and photographing them , as they had not previously investigated local kennels or their distances from residences She stated this exploratory process allowed them to understand the various facilities Upon a question by Vice Chairman Harris , Ms Phillips confirmed that the kennel will be visible from her front porch She stated their primary concern lies with the logistics of traveling back and forth , on the shared driveway and overall safety James Bailey , 385 Hatcher Road , addressed the Board stating he retired from Wake County Government in 2014 after thirty years of service Mr Bailey stated as the property owner to the west , he has concerns about the accuracy of the site plan’s dimensions He stated while everything looks fine on paper , the real - world situation is different He stated specifically , the west side features a significant drop of eight to ten feet , and the hedge row may be where screening is needed Mr Bailey noted the location on the GIS map for the Board stating the area consists predominantly of trees , forming a hedgerow that descends approximately eight to ten feet , according to the applicant’s plan Mr Bailey stated he has no objections to Ms Bridges advocating for her proposal ; however , he believes there may be significant issues regarding the shared driveway , utilities , and potential erosion if modifications are required Mr Bailey continued that he has heard references to other commercial businesses on Hatcher Road and he would like to clarify that there are currently no commercial businesses operating there He stated his wife maintains a CPA practice from their home office , which is fully compliant with Federal , State , and local regulations , and does not classify as a commercial enterprise He stated The Arthouse Farms project , previously managed by his daughter , is no longer operational and Myrick Vineyards and Myrick Diversified are agricultural ventures Mr Bailey stated he could establish poultry houses on his property , which would be classified as agricultural ; however , he does not intend to pursue this , out of consideration for his neighbors He stated to his knowledge , the only commercial property in the vicinity is located on Hwy 39 Mr Bailey stated with regards to safety , he is aware of discussions about the curve in the road He stated currently , there are 55 homes under construction on Bailey - Boykin Road , with only two or three sold thus far Mr Bailey shared information with the Board on a past accident in the area as well as his concerns about possible impacts to his property values Mr Bailey also expressed concerns as to what could happen with the subject site in the future if it is sold Chairman Lawter confirmed that if the property is sold , it could only be used for what is approved with the conditional zoning , if that is approved by the Board Laura Bailey , 667 Hatcher Road , Selma , stated her farmland borders the Baileys as well as the applicant , who she uses to help care for her animals Ms Bailey stated she regrets that the area is changing with the addition of 42 homes down the street , impacting life on her farm She stated society’s shift from farming to residential means her neighbor with 10 acres will likely sell to a developer soon She stated she has approximately 11 acres remaining after selling some parcels to family members along with a house , which was built further back on the property She stated due to her experience working with developers and conducting research as a consultant for commercial builders , she anticipates potential changes in the area Ms Bailey further spoke on how increased development in the area has affected overall local traffic patterns and stated there will be more development in the future Ms Bailey continued that the introduction of a commercial building may also change the character of the area and if the ownership changes , subsequent uses could include farm buildings or workshops , depending on the preferences of future owners She stated as a result , the view and landscape will likely remain altered unless the lot remains vacant She stated regarding noise and traffic , the situation is not ideal Ms Bailey spoke on the curve in the road and stated there is no blind curve from the subject site She stated the curve is before reaching the subject site She also stated speeding can be solved by law enforcement Ms Bailey noted that on Monday , she observed 20 trucks on Hatcher Road , and five of them were speeding She stated as for noise , decibel levels are changing and having 20 dogs barking simultaneously outside might reach 90 decibels , but with building insulation and landscaping , that sound should decrease She stated this would likely be similar to or less than the noise previously caused by eight to ten chained dogs barking non - stop next door , an issue that was neverPage8572 September 15 , 2025 – 6 00 pm Continued formally complained about despite the disturbance Ms Bailey stated the applicant offers a great dog care service with a home - like atmosphere , which she truly appreciates and the applicant is committed to maintaining this home - like environment Commissioner Rose asked Ms Bailey if she was speaking in support of or against the proposed rezoning Ms Bailey expressed her support for the project by the applicant and stated she believes it would be a great project Jared Bridges , 477 Hatcher Road , stated to address concerns raised tonight ; the speed limit is 45 mph on the road and if that is too fast , then it should be taken up with the Department of Transportation He confirmed there was an accident on the road involving a young driver speeding at about 88 mph Mr Bridges stated he works with the Knightdale Police Department and if speed is an issue , it needs to be addressed through proper channels He stated regarding the matter of safety and vehicle speed , he would like to note that his children are picked up by Johnston County Public Schools directly in front of his residence Mr Bridges asked if speed has been an issue why it has not been previously considered problematic Mr Bridges stated they are trying to bring something new to the community and he does not believe that speeding will be an issue and if so , it needs to be addressed with the Department of Transportation There being no further public comments , the Chairman closed the public comment portion of the hearing Mr Newton reported the Planning Board , in a split vote , recommended denial of the rezoning and has provided a Statement of Consistency for the Board’s review Mr Newton stated the main reasons cited for the denial were that the proposal is not consistent with the Johnston County Comprehensive Land Use Plan , as the area is designated as an agricultural area place type and additional concerns raised include the conflict between traffic generated by the business and the users of the residence as well as noise issues He offered to answer questions of the Board Commissioner Michelle Pace Davis asked if it is possible for a commercial business to operate from a home address and share a driveway , or is a separate driveway required according to the ordinance Mr Newton stated a shared driveway is allowed if it meets NCDOT standards to accommodate the business and it would have to be improved to DOT standards Chairman RS “ Butch ” Lawter , Jr noted that if the Board denies the request , it cannot be resubmitted within a year unless the plan changes significant