July 15, 2025 - 6:00 PM - Planning Board Meeting Minutes

10 MEETING OF THE JOHNSTON COUNTY PLANNING BOARD Tuesday , July 15 , 2025 6 00 pm The Johnston County Planning Board met in regular session on Tuesday , July 15 , 2025 at 6 00 pm in the County Commissioners Meeting Room , Johnston County Courthouse Annex , Smithfield , NC with the following members Present Jared Crenshaw , Brooke Holmes , Tim Little , Gary Lovering , Jay Sasser Absent Susan Ford , Debbie Howard , Will Letchworth , Freddie Hudson , BOE Representative , BOCC Representative Also present Braston Newton , Planning Director ; Todd Marr , Senior Planner ; Cameron Pittman , Planner ; Jennifer Slusser , County Attorney Vice - Chair Little opened the meeting at 6 00 pm with the Pledge of Allegiance led by Mr Crenshaw Approval of the Minutes Upon a motion by Ms Holmes to approve the June 17 , 2025 Planning Board Minutes , seconded by Mr Crenshaw , and carried by a unanimous vote of 5 - 0 , the June 17 , 2025 Planning Board Minutes were approved as presented Stormwater Program Revisions Presentation Ms Chandra Farmer Director of Johnston County Public Utilities , Ms Beth McLaughlin Consultant , and Ms Jessica Batten Johnston County Stormwater Manager were present to discuss proposed Stormwater Program Revisions Ms Farmer stated that the Johnston County Board of Commissioners will hold a public hearing to discuss proposed revisions on August 4 , 2025 Ms McLaughlin walked through the presentation slides as provided in the agenda packet discussing the proposed revisions Vice - Chair Little asked if the County conducts any analysis of post development to make sure it’s being met Ms McLaughlin responded no and that it would be captured in floodplain regulations and updated flood maps for certain size streams Ms McLaughlin stated that there is an expectation of maintenance on those stormwater control measures over time to make sure they are met and is one reason for the beefier SCM certification at the end Upon a motion by Ms Holmes to recommend approval of the proposed Stormwater Program Revisions , seconded by Mr Lovering , the proposed Stormwater Program Revisions was recommended for approval by a unanimous vote of 5 - 0 at the July 15 , 2025 Planning Board Meeting 1PageAgenda Updates Vice - Chair Little stated that the Applicants for Earpsboro 2A & 2B subdivision and Rezoning Case 25 - 05 requested that it be tabled until the August 19 , 2025 Planning Board Meeting Upon a motion by Ms Holmes to table Earpsboro 2A & 2B subdivision and Rezoning Case 25 - 05 until the August 19 , 2025 Planning Board Meeting , seconded by Mr Sasser , Earpsboro 2A & 2B subdivision and Rezoning Case 25 - 05 was tabled by a unanimous vote of 5 - 0 at the July 15 , 2025 Planning Board Meeting Vice - Chair Little stated that Case TXT 25 - 01 had been withdrawn by the Applicant All speakers were sworn in Subdivisions Jordan Ridge Phase 2 Additional Lot Owner C Breeze Properties , LLC Developer C Breeze Properties , LLC Surveyor Engineer Dalton Engineering & Associates , PA Tax ID # 06G05041V Address 600 Block of Josephine Rd Acreage Lots 049 acres , 1 lot Mr Marr introduced the subdivision and referenced the above information Mr Marr stated that this parcel is within the ESA , however no floodplain appears on the parcel Mr Marr shared information about direct driveway access on Josephine Rd and also from the Johnston County Land Design Manual regarding developments creating 4 or more lots Mr Marr also stated that this lot was originally listed as “ Not an approved Building Lot by Johnston County Environmental Health ” and “ Reserved by Owner , ” it does not meet current standards for lot size minimum and the applicant must provide proof from Johnston County Public Utilities Director that they will be approved to access sewer Vice - Chair Little stated that they would have to get a driveway permit for that single lot Vice - Chair Little stated that although it would not be preferred by the department , the department could not prevent them from having access to that piece of property Mr Jonathan Barnes , 446 E Main St , Clayton , NC , Dalton Engineering and Associates , stated the particulars of the proposed subdivision and was present to answer any questions from the Board Mr Barnes stated that Johnston County would be available to serve the property with public water and public sewer Vice - Chair Little asked about septic tanks Mr Barnes responded that Phase 2 are septic tank lots and a transition to public sewer was made for Phase 3 Vice - Chair Little referenced a letter from Johnston County Public Utilities in the agenda packet 2PageMr Barnes stated that there is an existing lift station directly south of the subject parcel Mr Sasser asked if there was any other way to access the subject parcel Mr Barnes responded that there is an existing residential development directly to the north and east of the subject parcel Mr Barnes stated that there is an existing pump station to the south of the subject parcel Mr Barnes stated that Josephine Rd would be the sole access point Vice - Chair Little asked about historical references as to whether or not this type of request had happened before in the County Mr Newton responded , not to his knowledge but it’s not to say that it can’t Mr Crenshaw asked about access being the primary barrier and asked about the driveway separation across Josephine Rd Mr Newton commented from the audience speaking about the size and shape of the lot , as well as the required 70 ft front setback Vice - Chair Little stated that it was an unusual situation Mr Lovering asked about the original statement about the subject lot not approved as a building lot by Johnston County Environmental Health Mr Barnes responded that there was not enough suitable soil available for a septic system for this particular acreage at the time that Phase 2 was recorded There was no further discussion Vice - Chair Little asked for the staff recommendation Mr Marr stated the staff recommended denial based on direct driveway access to Josephine Rd , lack of required driveway separation , and lot not meeting current county standards Mr Lovering asked about the lack of required driveway separation Mr Marr responded that it would be less than 500 ft from the entrance of the subdivision Mr Sasser asked about the distance Mr Marr stated that the County’s requirement is 500 ft and the NCDOT will probably be 100 ft Mr Newton stated that it was less than 300 ft on the same side of the road to the entrance of Jordan Ridge Phase 2 Vice - Chair Little stated that the ones across the road are not served internally either 3PageStaff Recommendation Denial Upon a motion by Ms Holmes to deny Jordan Ridge Phase 2 Additional Lot based on staff recommendation , seconded by Mr Lovering , Jordan Ridge Phase 2 Additional Lot was denied by a vote of 3 - 2 at the July 15 , 2025 Planning Board Meeting , with Mr Sasser and Vice - Chair Little dissenting Little Pine Homestead Owner Daniel & Tracy Carlton Developer Dan Carlton Surveyor Engineer Herb Proctor Tax ID # 11M03030B Address 5251 NC Hwy 231 Acreage Lots 209 acres , 2 lots Mr Marr introduced the subdivision and referenced the above information Mr Marr stated that this parcel is within the ESA , however no floodplain appears on the parcel Mr Marr shared information from the Johnston County Land Design Manual regarding developments creating 4 or more lots Mr Dan Carlton , Applicant , stated the particulars of the proposed subdivision and was present to answer any questions from the Board Vice - Chair Little asked Mr Carlton to explain the hardship Mr Carlton responded that the request was to split the 209 acres into 2 lots with an access easement Mr Carlton stated that the proposed lot 1 had an existing dwelling and county water and that the proposed lot 2 would have a well Mr Carlton stated that the hardship would be to use the existing easement to access the proposed lots Mr Lovering asked Mr Carlton if he resided at the location Mr Carlton responded yes There was no further discussion Vice - Chair Little asked for the staff recommendation Mr Marr stated the staff recommended denial due to not having a dedicated right - of - way meeting County standards for Major Subdivisions Mr Marr stated that it could have waited for the 5 - year period to pass and then come through as a minor subdivision Staff Recommendation Denial Upon a motion by Mr Sasser to approve Little Pine Homestead , seconded by Mr Crenshaw , Little Pine Homestead was approved by a unanimous vote of 5 - 0 at the July 15 , 2025 Planning Board Meeting 4PagePage pageNumber5Conditions and Requirements [ Planning ] 1 All lots must be a minimum of 40,000 sf 2 Complete flood plain information 3 Metes & bounds 4 Certifications 5 Entrance sign & street signs 6 Street name approval 7 Complete improvements or provide performance guarantee 8 Show shared driveway access easement and provide statement for shared maintenance on Final Plat 9 Fee - in - lieu of open space shall be paid prior to recording 10 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 11 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 12 Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units a CBU shall not impede the flow of traffic b CBU shall not obstruct the operation and maintenance of utility services c CBU shall meet ADA and Fire Code requirements [ Environmental Health ] 13 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 14 A driveway permit and subdivision design approval must be obtained prior to construction 15 All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures , NCDOT Subdivision Roads Minimum Construction Standards , and Policy on Street and Driveway Access to North Carolina Highways 16 It will be determined at the time the driveway permit application is submitted if any road improvements will be required [ Public Utilities ] 17 Stormwater Permit required if 17,000 sf or more of impervious area is planned & Erosion Control Permits Required if disturbing one acre or more 18 Stormwater Statement Required 19 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers 5PagePage pageNumber620 Property is located within the ESA and limited to 12 impervious area without stormwater management 21 If water service is desired , utility easements will have to be recorded from NC 231 to the “ New Lot 2 ” [ Emergency Services ] 22 Provide construction details for access road 23 Provide road grade information 24 Provide turn around details 25 Provide a fire flow test 26 Provide fire hydrant distribution plan layout The Estates at Narron Farm Owner Armstrong Timber Management Developer Brian Armstrong Surveyor Engineer David T Upchurch Tax ID # 11O02045K Address 11400 Block of NC Hwy 42 E Acreage Lots 39591 acres , 29 lots Mr Marr introduced the subdivision and referenced the above information Mr Marr stated that road improvements would be required per NCDOT Mr David Upchurch , 244 National Dr , Pinehurst , NC , D & L Engineering PLLC , stated the particulars of the proposed subdivision and was present to answer any questions from the Board Mr Upchurch stated that there is a wetland near the front of the property that they will have to skirt and that they have done all the wetland surveys , got a jurisdictional determination , and established a mitigation fee Mr Upchurch stated that there is a small stream identified on the back of the subject property and they have offset the 50 ft buffer and have no lot touching within the stream buffer Vice - Chair Little asked about the required road improvements based on NCDOT’s recommendations to include a turn lane if required Mr Upchurch responded yes Mr William Jeffrey Creech , 11365 Old Beulah Rd , Kenly , NC , adjacent property owner , expressed concern for the number of septic tanks in a small area Mr Creech also expressed concern for the wetlands Mr Creech stated that the wetlands on the south side of the property is called Little Buffalo Creek and spoke about the drainage from the north to the south portion of the subject property Mr Creech spoke about the intersection of NC HWY 42 , NC HWY 222 , and Old Beulah Rd and how dangerous it is and would appreciate the highway improvement if approved Mr Creech stated that he is not opposed to the proposed development but that the houses and lots in the area are much bigger than those of the proposed subdivision 6PagePage pageNumber7Mr Richard Lee , 3303 Wisteria Dr , Clayton , NC , adjacent property owner , expressed concern for the potential of water runoff and its impact to his property along the entrance to the subdivision There was no further discussion Vice - Chair Little asked for the staff recommendation Mr Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report Staff Recommendation Approval Upon a motion by Mr Crenshaw to approve The Estates at Narron Farm , seconded by Mr Sasser , The Estates at Narron Farm was approved by a unanimous vote of 5 - 0 at the July 15 , 2025 Planning Board Meeting Conditions and Requirements [ Planning ] 1 All lots must be a minimum of 30,000 sf 2 Complete flood plain information 3 Metes & bounds 4 Certifications 5 Entrance sign & street signs 6 Street name approval 7 All lots shall access internal streets 8 Cul - de - sac lots must have 40 ’ road frontage 9 Complete improvements or provide performance guarantee 10 Provide final plat Street Disclosure Statement Certificate for street maintenance DM Sec 7 , L item 8 11 Show to whom open space is dedicated 12 Provide 20 ’ fee simple access to open space 13 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 14 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 15 Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units a CBU shall not impede the flow of traffic b CBU shall not obstruct the operation and maintenance of utility services c CBU shall meet ADA and Fire Code requirements [ Environmental Health ] 16 Approval of all lots for onsite sewage disposal or statement for each unapproved lot 7PagePage pageNumber8[ NCDOT ] 17 A driveway permit and subdivision design approval must be obtained prior to construction 18 All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures , NCDOT Subdivision Roads Minimum Construction Standards , and Policy on Street and Driveway Access to North Carolina Highways 19 Road improvements will be required per NCDOT [ Public Utilities ] 20 Stormwater & Erosion Control Permits Required 21 Stormwater Statement Required 22 401 404 permits required for wetland impacts 23 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers A buffer call will be required for this site 24 Property is limited to 15 impervious area without stormwater management 25 Construction plans will have to be submitted and approved for waterline construction [ Emergency Services ] 26 Provide construction details for access road 27 Provide grade information 28 Provide cul - de - sac details 29 Provide a fire flow test 30 Provide fire hydrant distribution plan layout Charles Massey Tract Owner Charles Massey Sr Trust Developer Lipscomb Development Surveyor Engineer Becker Morgan Group Tax ID # 06G05033T Address 6400 Block of Cleveland Rd Acreage Lots 5474 acres , 35 lots Mr Marr introduced the subdivision and referenced the above information Mr Marr stated that this parcel is within the ESA , however no floodplain appears on the parcel Mr Marr stated that road improvements would be required per NCDOT Mr Amanda Graham , 314 E Main St , Clayton , NC , Becker Morgan Group , stated the particulars of the proposed subdivision and was present to answer any questions from the Board Ms Graham stated that there is one stream crossing and if approved they would move forward with all appropriate permitting through all agencies that are required including transportation improvements 8PagePage pageNumber9Ms Holmes asked if the HOA would maintain the proposed open space Ms Graham responded yes Vice - Chair Little stated that the proposed subdivision may be in the limits of an existing NCDOT project coming up and encouraged coordination with NCDOT There was no further discussion Vice - Chair Little asked for the staff recommendation Mr Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report Staff Recommendation Approval Upon a motion by Ms Holmes to approve Charles Massey Tract , seconded by Mr Lovering , Charles Massey Tract was approved by a unanimous vote of 5 - 0 at the July 15 , 2025 Planning Board Meeting Conditions and Requirements [ Planning ] 1 All lots must be a minimum of 40,000 sf 2 Complete flood plain information 3 Metes & bounds 4 Certifications 5 Entrance sign & street signs 6 Street name approval 7 All lots shall access internal streets 8 Cul - de - sac lots must have 40 ’ road frontage 9 Complete improvements or provide performance guarantee 10 Provide final plat Street Disclosure Statement Certificate for street maintenance DM Sec 7 , L item 8 11 Show to whom open space is dedicated 12 Provide 20 ’ fee simple access to open space 13 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 14 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 15 Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units a CBU shall not impede the flow of traffic b CBU shall not obstruct the operation and maintenance of utility services c CBU shall meet ADA and Fire Code requirements [ Environmental Health ] 9Page016 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 17 A driveway permit and subdivision design approval must be obtained prior to construction 18 All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures , NCDOT Subdivision Roads Minimum Construction Standards , and Policy on Street and Driveway Access to North Carolina Highways 19 Road improvements will be required [ Public Utilities ] 20 Stormwater & Erosion Control Permits Required 21 Stormwater Statement Required 22 401 404 buffer permits required for stream impacts 23 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers 24 Construction plans will have to be submitted and approved for water line construction 25 Property is located within the ESA and limited to 12 impervious area without stormwater management [ Emergency Services ] 26 Provide grade information for access road 27 Provide a fire flow test 28 Provide fire hydrant distribution plan layout Saddle Creek Farms Owner G Patrick Murphy & Sheila M Locklear Developer Pintail Development , LLC Surveyor Engineer Marsh Engineering Services Tax ID # 09G15047A Address 600 Block of Tart Rd Acreage Lots 6882 acres , 58 lots Mr Marr introduced the subdivision and referenced the above information Mr Marr stated that a reverse landscape buffer is required for lots backing up to Tart Rd Mr Brett Barefoot , 5624 Toby Place Rd , Stedman , NC , Marsh Engineering Services , stated the particulars of the proposed subdivision and was present to answer any questions from the Board There was no further discussion 10Page1Vice - Chair Little asked for the staff recommendation Mr Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report Staff Recommendation Approval Upon a motion by Ms Holmes to approve Saddle Creek Farms , seconded by Mr Sasser , Saddle Creek Farms was approved by a unanimous vote of 5 - 0 at the July 15 , 2025 Planning Board Meeting Conditions and Requirements [ Planning ] 1 All lots must be a minimum of 30,000 sf 2 Complete flood plain information 3 Metes & bounds 4 Certifications 5 Entrance sign & street signs 6 Street name approval 7 All lots shall access internal streets 8 Cul - de - sac lots must have 40 ’ road frontage 9 Complete improvements or provide performance guarantee 10 Provide final plat Street Disclosure Statement Certificate for street maintenance DM Sec 7 , L item 8 11 Provide reverse frontage lot buffer along Tart Road 12 Fee - in - lieu of open space shall be paid prior to recording 13 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 14 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 15 Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units a CBU shall not impede the flow of traffic b CBU shall not obstruct the operation and maintenance of utility services c CBU shall meet ADA and Fire Code requirements [ Environmental Health ] 16 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 17 A driveway permit and subdivision design approval must be obtained prior to construction 18 All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures , NCDOT Subdivision Roads 11Page2Minimum Construction Standards , and Policy on Street and Driveway Access to North Carolina Highways 19 It will be determined at the time the driveway permit application is submitted if any road improvements will be required [ Public Utilities ] 20 Stormwater & Erosion Control Permits Required 21 Stormwater Statement Required 22 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers A buffer call will be required for this site 23 Property is limited to 15 impervious area without stormwater management 24 Construction plans will have to be submitted and approved for waterline construction [ Emergency Services ] 25 Provide grade details for access roads 26 Provide cul - de - sac details 27 Provide a fire flow test 28 Provide fire hydrant distribution plan layout Earpsboro 2A & 2B Owner Darlington Advisers , LLC Developer Darlington Advisers , LLC Surveyor Engineer Becker Morgan Group Tax ID # 11M02064 Address 181 Earpsboro Rd Acreage Lots 24252 acres , 139 lots Earpsboro 2A & 2B was tabled until the August 19 , 2025 Planning Board meeting Rezoning and Conditional Zoning Cases 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 12Page3residence 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 Vice - 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 13Page4property 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 Mr 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 14Page5Ms 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 in 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 15Page6Mr 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 Staff 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 ” 16Page7Conditional 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 17Page84 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 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 18Page9noise ? 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 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 19Page010 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 Rezoning Case 25 - 05 Rezoning Petition Agricultural Residential AR to General Business - Conditional Zoning GB - CZ Tax ID 07F06001R Owner Kurtis Farrell Applicant Kurtis Farrel Location 669 acres located at 6232 Raleigh Rd in the Elevation Township Conditional Zoning Request Outdoor Storage , parking of commercial vehicles , semi loading unloading Rezoning Case 25 - 05 was tabled until the August 19 , 2025 Planning Board meeting 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 20Page1areas 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 included 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 21Page2Mr 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 Mr 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 22Page3Upon 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 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 23Page4development 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 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 24Page55 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 Text Amendment Case TXT 25 - 01 Text Amendment Request 25 - 01 Sect 14 - 81 & Sect 14 - 89 To allow more housing density and housing types in the Neighborhood Center Place Type as contained in the Johnston County Land Use Plan Petitioner Thomas H Johnson , Jr Attorney for WBB Development , LLC Amend Sec 14 - 89 to allow Multi - Family Residential up to 20 units per acre , Townhomes up to 6 units per acre , and Single - Family up to 3 units per acre within a mixed - use development in the General Business - Conditional Zoning District GB - CZ per Section 14 - 81 e Amend Sec 14 - 81 to add e Residential 1 Multi - Family Residential up to 20 units per acre , Townhomes up to 6 units per acre , and Single - Family up to 3 units per acre are allowed in the General Business - Conditional Zoning District GB - CZ in a mixed - use development but only within the consistent with the Neighborhood Center Place Type as defined in the 2023 Comprehensive Land Use Plan and shown on the Future Land Use Placetypes Map Case TXT 25 - 01 was withdrawn by the Applicant Discussion Items There were four written decisions for the Board’s review Bailey’s Pond April 2025 Owner OG3 , LLC Developer OG3 , LLC Surveyor Engineer Becker Morgan Group , Inc Tax ID # 11N06022C Address 1400 Block of Branch Chapel Church Rd Acreage Lots 309 acres , 16 lots The Board reviewed the written decision Upon a motion by Ms Holmes to approve the written decision for Bailey’s Pond April 2025 , seconded by Mr Sasser , and carried by a unanimous vote of 5 - 0 , the written 25Page6decision for Bailey’s Pond April 2025 was approved as presented at the July 15 , 2025 Planning Board Meeting Cobb Tract Phase 2 Owner Jamie & Amy Cobb Developer Cloudbreak Investments , LLC Surveyor Engineer Becker Morgan Group Tax ID # 13C02055B Address 1000 Block of Two Claude Rd Acreage Lots 329 acres , 4 lots The Board reviewed the written decision Upon a motion by Ms Holmes to approve the written decision for Cobb Tract Phase 2 , seconded by Mr Crenshaw , and carried by a unanimous vote of 5 - 0 , the written decision for Cobb Tract Phase 2 was approved as presented at the July 15 , 2025 Planning Board Meeting McLamb North & South Tracts Owner McLamb Family Trust Developer Bailey’s Crossroads - LAN , LLC Surveyor Engineer Freedom Firm , PC Tax ID # 01D07026J , 01D07026G , 01D07026I , 01D07026H Address 200 Block of Bailey’s Crossroads Rd Acreage Lots 6274 acres , 51 lots The Board reviewed the written decision Upon a motion by Ms Holmes to approve the written decision for McLamb North & South Tracts , seconded by Mr Sasser , and carried by a unanimous vote of 5 - 0 , the written decision for McLamb North & South Tracts was approved as presented at the July 15 , 2025 Planning Board Meeting Vann Tract - Aquilla Rd Owner Kelli Sue Vann Developer Steel Bridge Crossing , LLC Surveyor Engineer Dalton Engineering and Associates , PA Tax ID # 07D06026C Address 1000 Block of Aquilla Rd Acreage Lots 1709 acres , 8 lots The Board reviewed the written decision Upon a motion by Ms Holmes to approve the written decision for Vann Tract - Aquilla Rd , seconded by Mr Crenshaw , and carried by a unanimous vote of 5 - 0 , the written decision for Vann Tract - Aquilla Rd was approved as presented at the July 15 , 2025 Planning Board Meeting 26Page7The meeting ended at 7 33 pm Respectfully submitted by _______________________________________ Jodie Gay , Secretary for the Board 27Page