September 16, 2025 - 6:00 PM - Planning Board Meeting Minutes

10 MEETING OF THE JOHNSTON COUNTY PLANNING BOARD Tuesday , September 16 , 2025 6 00 pm The Johnston County Planning Board met in regular session on Tuesday , September 16 , 2025 at 6 00 pm in the County Commissioners Meeting Room , Johnston County Courthouse Annex , Smithfield , NC with the following members Present Jared Crenshaw , Debbie Howard , Tim Little , Will Letchworth , Gary Lovering , Jay Sasser Absent Susan Ford , Brooke Holmes , BOE Representative Also present Braston Newton , Planning Director ; Todd Marr , Senior Planner ; Cameron Pittman , Planner ; Marie Coats , Deputy County Attorney ; Michelle Davis , BOCC Representative Chairman Letchworth opened the meeting at 6 00 pm with the Pledge of Allegiance led by Mr Lovering Approval of the Minutes Upon a motion by Mr Crenshaw to approve the August 19 , 2025 Planning Board Minutes , seconded by Mr Sasser and carried by a unanimous vote of 6 - 0 , the August 19 , 2025 Planning Board Minutes were approved as presented Chairman Letchworth stated that the Applicant for Rezoning Case 25 - 09 requested that it be tabled until the October 21 , 2025 Planning Board Meeting Upon a motion by Ms Howard to table Rezoning Case 25 - 09 until the October 21 , 2025 Planning Board Meeting , seconded by Mr Crenshaw , Rezoning Case 25 - 09 was tabled by a unanimous vote of 6 - 0 at the September 16 , 2025 Planning Board Meeting All speakers were sworn in Subdivisions Jordan Ridge Phase 2 Additional Lot September 2025 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 submittal was previously denied at the July 15 , 2025 Planning Board meeting 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 1PageJosephine 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 Mr Marr stated that it was his understanding that it was the exact same proposal as presented at the July 2025 Planning Board meeting and that they would like to make additional comments Chairman Letchworth asked about the subject lot not meeting the current Ordinance standards relative to minimum lot size Mr Marr confirmed Chairman Letchworth asked about different standards if the lot had sewer access Mr Newton responded that there is no standard if it is connected to sewer Mr Newton stated that typically a development with sewer goes through a conditional zoning process Mr Newton stated that it is his understanding that there could be exceptions for what is considered lots of records with regard to the County’s residential sewer service policy Mr Newton stated that it is the staffs opinion that this lot is not a lot of record because it is not a viable lot that’s been recorded for the purpose of building and that is the point of contention 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 there is an existing driveway for the subject lot coming off of Josephine Rd Mr Barnes stated that one of the hardships is that there is an existing residential lot directly adjacent to the parcel in Jordan Ridge Phase 2 and to the south is a Johnston County Public Utilities pump station Mr Barnes stated that the only access to the subject lot is Josephine Rd Chairman Letchworth asked if the hardship was created when the subdivision was created Mr Little stated that the subdivision is on septic and not sewer Mr Little stated that the subject lot was created from the development of the subdivision and has not been a viable lot Mr Little stated that now that sewer is available , the subject lot has now been brought to the Board Mr Barnes stated that it hasn’t really been a lot , but a parcel Mr Barnes stated that when the subdivision was recorded , it was not a buildable site per Johnston County Environmental Health Mr Barnes stated that Jordan Ridge Phase 2 is on septic systems Mr Little asked about individual lots across the street Mr Barnes confirmed individual lots across the street from the proposed lot 2PageChairman Letchworth asked about the reasoning behind the subject parcel being left as a remnant parcel in the original subdivision and not being combined with one of the adjacent lots Mr Barnes responded that it is 21,000 square feet and it didn’t qualify to be a lot due to septic soils Chairman Letchworth asked about the subject parcel not being combined with one of the adjacent lots at the time Jordan Ridge Phase 2 was developed Chairman Letchworth stated that it seemed the hardship was self - created when the subdivision was divided Chairman Letchworth referenced several letters in the packet of materials and asked if Johnston County Public Utilities would approve access to sewer Mr Barnes confirmed Chairman Letchworth asked if NCDOT had any comments and asked about an existing driveway Mr Barnes confirmed the existing driveway Mr Little stated that NCDOT would still require a permit because it is a change of use of the property Mr Sasser asked about the location of the existing driveway The Board reviewed the GIS image of the subject parcel , as well as the street view Mr Barnes stated that it is currently a vacant parcel of property There was no further discussion Chairman Letchworth 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 Little spoke about the subject parcel getting access to sewer and the size of the subject parcel Mr Little stated that he had no concern with the driveways along Josephine Rd due to traffic count Ms Howard expressed similar concerns as Mr Little Ms Howard stated that the original Jordan Ridge subdivision was developed in the early 2000s Ms Howard expressed concern for the location of the driveway Staff Recommendation Denial Upon a motion by Mr Little to approve Jordan Ridge Phase 2 Additional Lot September 2025 , seconded by Ms Howard , Jordan Ridge Phase 2 Additional Lot September 2025 3Pagewas approved by a vote of 4 - 2 at the September 16 , 2025 Planning Board Meeting , with Chairman Letchworth and Mr Lovering dissenting Conditions and Requirements [ Planning ] 1 Complete flood plain information 2 Metes & bounds 3 Certifications 4 Complete improvements or provide performance guarantee 5 Provide final plat Street Disclosure Statement Certificate for street maintenance DM Sec 7 , L item 8 6 Fee - in - lieu of open space shall be paid prior to recording 7 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 8 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 9 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 ] 10 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 11 A driveway permit and subdivision design approval must be obtained prior to construction 12 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 13 It will be determined at the time the driveway permit application is submitted if any road improvements will be required Wellshire Farms Owner David & Marlo Wells Developer David & Marlo Wells Surveyor Engineer Greenbrook Surveying Tax ID # 15H07054V Address 400 Block of Freedom Rd Acreage Lots 775 acres , 2 lots 4PagePage pageNumber5Mr Marr introduced the subdivision and referenced the above information Mr Marr shared information about direct driveway access on Freedom Rd and also from the Johnston County Land Design Manual regarding developments creating 4 or more lots Mr Marr stated that the proposed subdivision is considered a major subdivision because the subject parcel has been subdivided within the last five years and thus cannot be considered a minor subdivision Mr Marr stated that the Owner has produced documentation that the lot being developed will be removed from the Voluntary Agricultural District Ms Howard asked when the subject parcel was divided within the last five years Mr Marr stated that these types of subdivisions usually come in as a minor and are then given to Mr Marr as a major if the previous subdivision has been within five years Mr Newton stated that the plat book is 102 , so it was fairly recent Ms Howard asked about the proposed subdivision not being included in the previous subdivision of the subject parcel Mr Marr deferred to the Applicant Mr David Wells , 625 Freedom Rd , Smithfield , NC , stated the particulars of the proposed subdivision and was present to answer any questions from the Board Mr Wells stated that there was a 37 acre tract divided and they bought the 775 acres last October Mr Wells stated that they wanted a buffer for coming developments Mr Wells stated that his son and his family want to build a house on lot 2 Ms Howard asked if he was going to keep lot 1 Mr Wells responded that he plans to keep lot 1 and keep it in the Voluntary Agricultural District Ms Howard asked about the 61 acre lot 1 with the original part and just carve out lot 2 Mr Wells stated that they have owned their original part for years and that the 775 acre subject parcel was purchased from another track of 37 acres that goes from Freedom Rd to Crantock Rd Mr Wells stated that he owns the property to the right of the subject property that is in the Voluntary Agricultural District and does not own the property to the right of the subject property that is not in the Voluntary Agricultural District Mr Lovering asked about an existing driveway culvert shown on the preliminary plat Mr Wells confirmed that it was the existing access location There was no further discussion Chairman Letchworth asked for the staff recommendation Mr Marr stated the staff recommended denial due to lack of required driveway separation and direct driveway 5PagePage pageNumber6access onto Freedom Rd Mr Marr stated that NCDOT did not have any problems and would require a driveway permit Staff Recommendation Denial Upon a motion by Mr Little to approve Wellshire Farms , seconded by Mr Lovering , Wellshire Farms was approved by a unanimous vote of 6 - 0 at the September 16 , 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 Street name approval 6 Complete improvements or provide performance guarantee 7 Show shared driveway access easement and provide statement for shared maintenance on Final Plat 8 Fee - in - lieu of open space shall be paid prior to recording 9 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 10 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 11 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 ] 12 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 13 A driveway permit and subdivision design approval must be obtained prior to construction 14 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 15 It will be determined at the time the driveway permit application is submitted if any road improvements will be required 6PagePage pageNumber7[ Public Utilities ] 16 Stormwater Permit Required if 17,000 sf or more of impervious area is planned 17 Erosion Control Permit required if disturbing 1 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 20 Property is limited to 15 impervious area without stormwater management David Lee Tract Owner David Lee Developer Steel Bridge Crossing , LLC Surveyor Engineer Dalton Engineering & Associates , PA Tax ID # 09H15038 Address 100 Block of Lee - Johnson Rd Acreage Lots 1954 acres , 19 lots Mr Marr introduced the subdivision and referenced the above information 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 all proposed lots would be served internally and proposed streets would be designed to ultimately petition to be maintained by NCDOT Mr Barnes stated the mailbox kiosk is located internally There was no further discussion Chairman Letchworth 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 Sasser to approve David Lee Tract , seconded by Mr Lovering , David Lee Tract was approved by a unanimous vote of 6 - 0 at the September 16 , 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 7PagePage pageNumber87 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 Fee - in - lieu of open space shall be paid prior to recording 12 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 13 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 14 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 ] 15 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 16 A driveway permit and subdivision design approval must be obtained prior to construction 17 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 18 It will be determined at the time the driveway permit application is submitted if any road improvements will be required [ Public Utilities ] 19 Stormwater & Erosion Control Permits Required 20 Stormwater Statement Required 21 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers 22 Construction plans will have to be submitted and approved for water line construction 23 Property is limited to 15 impervious area without stormwater management [ Emergency Services ] 24 Provide grade details for access road 25 Provide water mains and pipe sizes 26 Provide a fire flow test 27 Provide fire hydrant distribution plan layout 8PagePage pageNumber9Baca Tract - Elevation Rd Owner Adolph William Baca Developer Reel Ledges , LLC Surveyor Engineer Dalton Engineering & Associates , PA Tax ID # 07D06020H Address 8101 Elevation Rd Acreage Lots 2857 acres , 29 lots Mr Marr introduced the subdivision and referenced the above information Mr Marr stated that there is a tract to the south of the subject property that appears landlocked , but it does have an easement off of Benson - Hardee Rd Chairman Letchworth asked if the landlocked tract was the Kimberly Canady tract Mr Marr confirmed 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 the developer has enlisted the services of a licensed soil scientist and they are comfortable with the lot layout on the preliminary plan Mr Barnes stated that all proposed lots would be served internally and proposed streets would be designed to ultimately petition to be maintained by NCDOT Mr Barnes stated the mailbox kiosk area would be on the left as you enter the proposed subdivision Mr Lovering asked about lot 18 and if it was an easement Mr Barnes responded that it was not an easement , but part of the lot Mr Barnes stated the septic area of lot 18 is located near Elevation Rd Mr Little asked if that was the area above lots 22 and 23 Mr Barnes confirmed Chairman Letchworth asked if there was a track retained by the owner Mr Barnes responded that it is a separate parcel Chairman Letchworth asked if the separate parcel would technically be lot 30 Mr Newton responded yes , that it was part of the parent track Mr Lovering asked if it was part of the repair area Chairman Letchworth responded that it was not part of the repair area and asked if the approval would be for 30 lots Mr Little asked if the separate parcel was served directly off of Elevation Rd 9Page0Mr Newton stated that it is already its own parcel Chairman Letchworth clarified that the proposed subdivision is for 29 lots The separate parcel is separate but has the same owner Mr Crenshaw asked about lot 18 and its road frontage on Elevation Rd and if there were any concerns with driveway separation Mr Barnes responded that lot 18 would be served internally off of the cul - de - sac Mr Barnes stated that the area by Elevation Rd is part of the lot’s septic system Chairman Letchworth asked if it would be primary or repair Mr Barnes responded that they do not know at this time Mr Marr stated that item # 7 of the conditions and requirements require all lots to access internal streets There was no further discussion Chairman Letchworth 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 Baca Tract - Elevation Rd with the condition that a note be added to the plat stating all lots to be served internally , seconded by Mr Little , Baca Tract - Elevation Rd was approved by a unanimous vote of 6 - 0 at the September 16 , 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 Fee - in - lieu of open space shall be paid prior to recording 10Page112 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 13 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 14 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 ] 15 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 16 A driveway permit and subdivision design approval must be obtained prior to construction 17 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 18 It will be determined at the time the driveway permit application is submitted if any road improvements will be required [ Public Utilities ] 19 Stormwater & Erosion Control Permits Required 20 Stormwater Statement Required 21 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers A buffer call may be required for this site 22 Construction plans will have to be submitted and approved for water line construction 23 Property is limited to 15 impervious area without stormwater management [ Emergency Services ] 24 Provide construction details for access road 25 Provide grade information 26 Provide cul - de - sac details 27 Provide a fire flow test 28 Provide fire hydrant distribution plan layout Cobb Tract Phase 3 Owner Timothy G King Developer Cloudbreak Investments , LLC 11Page2Surveyor Engineer Becker Morgan Group Tax ID # 13C02053 Address 1119 Two Claude Rd Acreage Lots 3366 acres , 31 lots Mr Marr introduced the subdivision and referenced the above information Mr Marr stated that Phase 1 and Phase 2 were approved earlier this year , Phase 1 was 14 lots and Phase 2 was four lots Mr Marr stated that the proposed Phase 3 would bring the total to 49 lots for all three phases Mr Donnie Adams , 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 Mr Adams stated that the proposed subdivision is designed to meet County standards There was no further discussion Chairman Letchworth 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 Sasser to approve Cobb Tract Phase 3 , seconded by Mr Crenshaw , Cobb Tract Phase 3 was approved by a unanimous vote of 6 - 0 at the September 16 , 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 Fee - in - lieu of open space shall be paid prior to recording 12 Street Lighting shall be installed in accordance with LDC Sec 14 - 364 prior to recording 13 Provide utility easements along all lot lines in accordance with LDC Sec 14 - 75 d 3 12Page314 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 ] 15 Approval of all lots for onsite sewage disposal or statement for each unapproved lot [ NCDOT ] 16 A driveway permit and subdivision design approval must be obtained prior to construction 17 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 18 It will be determined at the time the driveway permit application is submitted if any road improvements will be required [ Public Utilities ] 19 Stormwater & Erosion Control Permits Required 20 Stormwater Statement Required 21 Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers 22 Construction plans will have to be submitted and approved for water line construction 23 Property is limited to 15 impervious area without stormwater management [ Emergency Services ] 24 Provide road grade information 25 Provide a fire flow test 26 Provide fire hydrant distribution plan layout Rezoning and Conditional Zoning Cases Rezoning Case 25 - 05 Rezoning Petition Agricultural Residential AR to General Business - Conditional Zoning GB - CZ Tax ID 07F06001R Owner Kurtis Farrell Applicant Kurtis Farrell Location 669 acres located at 6232 Raleigh Rd in the Elevation Township 13Page4Conditional Zoning Request Outdoor Storage , parking of commercial vehicles , semi loading unloading Mr Marr introduced the case and referenced the information listed above Mr Marr stated that the case had been tabled at the August 19 , 2025 Planning Board meeting Mr Marr stated that the existing land use was zoned Agricultural Residential AR and is used as a vacant lot Mr Marr stated that the surrounding land uses were zoned Agricultural Residential AR and used for residential and agricultural purposes and a high school Very close to the IHI overlay Mr Marr stated that the area is located within a designated Regional Mixed Use Center ” Future Land Use Placetype on the Envision Johnston 2040 County Comprehensive Land Use Plan These areas are intended to be centers of activity that include a mix of retail , restaurant , service , office , and civic and institutional uses Mr Marr stated that the case had been previously tabled once or twice so the Owner Applicant could adjust the proposed site plan based on TRC recommendations Chairman Letchworth asked about the Land Use Plan Placetype Mr Marr stated that it is intended to be centers of activity that include a mix of retail , restaurant , service , office , civic and institutional uses Mr Crenshaw asked about the shipping and receiving hours limited from 2pm to 3pm Mr Marr responded that staff had received numerous calls expressing concerns for school traffic , so the Applicant added the proposed condition to not have any deliveries incoming or outgoing during that time period on school days Mr Kurtis Farrell , 17 Seashore Pt , Clayton , NC , stated the particulars of the request and was present to answer any questions from the Board Mr Farrell stated that 41 of the properties in the N Pleasant - Coates Rd , Raleigh Rd , and NC HWY 210 triangle are already zoned IHI overlay Mr Farrell spoke about future NCDOT expansions to NC HWY 50 and possible improvement to traffic flow in that area Mr Farrell stated that this is a very minor , limited operation Mr Farrell stated that it would be one to two semitrucks per week with most of the traffic handled by truck and trailer 5 - 10 trips daily at max Mr Farrell stated that they considered the nearby high school and added an additional driveway to allow southbound traffic inbound and outbound Mr Farrell spoke about delivery hours with no deliveries between 2pm and 3pm Mr Farrell spoke about the number of vehicles and stated that it would be a couple of trailers , the company truck , and commuter cars for employees working in the office Mr Farrell stated the office is an existing building Mr Lovering asked if NCDOT had reviewed the proposed driveway layout Mr Farrell responded no due to changes to the preliminary site plan but he would seek NCDOT approval Mr Sasser asked about the mention of scaffolding services in the application 14Page5Mr Farrell responded that it is a client that wants to rent the property Chairman Letchworth asked about the definition of a trip in relation to the proposed condition limiting traffic in and out of the site to 10 trips daily Mr Farrell responded that a trip would be a truck and trailer load of material in or out depending on the current business , but most of it would be an overflow yard with the office building orchestrating the sales or rental of the scaffolding equipment Mr Farrell stated that depending on the location would dictate how many trips Chairman Letchworth stated that they like to get the conditions right because conditions can be monitored and a violation could result if the condition is broken Chairman Letchworth asked if a trip was defined as an in or an out Mr Farrell responded that he defined a trip as in and out , you leave the property and have to come back to the property Chairman Letchworth stated that it might need to be clarified if approved Chairman Letchworth asked about the uses and a staffed office Mr Farrell confirmed the staffed office Mr Little asked about the office being an existing building Mr Farrell confirmed Mr Farrell stated that the change to landscape would be the buffer and a fence would go around the property Mr Farrell stated that everything else would remain as is Mr Sasser asked if shipping needed to be clarified for other types of vehicles such as Amazon or USPS Chairman Letchworth stated that the conditions as he interprets do not indicate that there is a staffed office on site so there may need to be additional clarification Chairman Letchworth spoke about the proposed condition of 10 trips daily and how it might be problematic if it includes Amazon deliveries Mr Thomas Honeycutt , 75 Home Run Alley , Benson , NC , nearby property owner and licensed professional civil engineer , expressed objections and concerns for the proposed rezoning Mr Honeycutt expressed concern for possible disruptions to local residents and increased traffic hazards along this portion of Raleigh Rd Mr Honeycutt expressed concern for the incompatibility of the proposed rezoning Mr Honeycutt expressed concern for traffic hazards Mr Honeycutt spoke about the wetlands on the subject property and asked if there had been a professional delineation of jurisdictional areas and had it been coordinated with the core of engineers Mr Honeycutt spoke about another business in the community , PJ’s Auto , and concerns for zoning violations and expressed concerns for methods to enforce zoning regulations should there be issues with the proposed rezoning and business 15Page6Ms Samantha Worley , 6217 Raleigh Rd , Benson , NC , nearby property owner living directly across the road from the proposed rezoning , expressed concerns for the proposed rezoning not protecting viable agriculture and the potential for contamination of wetlands and water courses Ms Worley expressed concern for conserving natural resources , preservation , and optimization of road networks Ms Worley expressed concern for the impact on the local high school traffic Ms Worley stated that one of her relatives sold the property to Mr Farrell with the understanding that they were building a house on it Ms Jacqueline Lempeckski , 151 Jeans Way , Benson , NC , nearby property owner , expressed concern for children walking to and from school and for children waiting for the school bus at the intersection of Raleigh Rd and Jeans Way Ms Lempeckski expressed concern for their safety Mr Clayton Daniels , 22 Home Run Alley , Benson , NC , nearby property owner , expressed concerns for traffic safety Ms Crystal Butler , 96 Jeans Way , Benson , NC , nearby property owner , expressed concerns for traffic , school traffic , and noise Ms Butler expressed concern for setting a precedence and the impact it could have on neighboring properties Mr Andy Evans , 21 Jeans Way , Benson , NC , nearby property owner , expressed concern for Raleigh Rd being a two - lane road and the business traffic of semi - trucks and big trucks entering and exiting Mr Evans also expressed concern for visibility of traffic on Raleigh Rd coming from NC HWY 210 Mr Evans expressed concern about the possible impact on property values Mr Christian Lempeckski , 151 Jeans Way , Benson , NC , nearby property owner , expressed concern that there may be better suited parcels for commercial development along NC HWY 210 Mr Lempecksi also expressed concern for the proposed rezonings close proximity to a high school Chairman Letchworth asked Mr Farrell if he had read and agreed to the conditions in the staff report Mr Farrell confirmed Mr Little asked about the original use of the existing building on the subject property Mr Farrell responded that the existing building is used to keep personal stuff and equipment Mr Marr stated that staffed office would need to be added to condition # 1 as a permitted use Mr Sasser asked if anything about deliveries associated with the office not part of the shipping and receiving hours would need to be added Mr Newton responded 16Page7Chairman Letchworth asked Mr Farrell if he wanted to make any adjustments to condition # 6 concerning the number of trips Mr Farrell confirmed Chairman Letchworth asked Mr Farrell if he consented to the change of condition # 1 adding staffed office as a permitted use and the change of condition # 6 to 20 trips daily Mr Farrell confirmed consent There was no further discussion Chairman Letchworth asked for the staff recommendation Mr Marr provided a staff recommendation of denial , due to access concerns from Raleigh Rd for semi truck unloading and loading and inconsistency with the Land Use Plan Mr Sasser stated that he agreed with the staff assessment Mr Little stated that the area is mainly agricultural residential Mr Marr stated that Raleigh Rd separates the border for the regional mixed use center Mr Newton displayed the Comprehensive Land Use Plan layers using MapClick There was discussion among the Board Chairman Letchworth stated the proposed rezoning doesn’t fit the land use plan definitions , is adjacent to a residential classification , and is not within the IHI Staff Recommendation Denial Upon a motion by Mr Little to deny Rezoning Case 25 - 05 , seconded by Mr Sasser , Rezoning Case 25 - 05 was recommended for denial by a unanimous vote of 6 - 0 at the September 16 , 2025 Planning Board Meeting Rezoning Case 25 - 05 will be heard by the Board of County Commissioners at their November 3 , 2025 meeting Consistency Statement This request is not consistent with the Comprehensive Land Use Plan in that it is located within a designated “ Regional Mixed Use Center ” Future Land Use Placetype 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 It is also not in an activity node There was a brief five minute break 17Page8Rezoning Case 25 - 08 Rezoning Petition Agricultural Residential AR and General Business GB to General Business GB Tax ID 06E02144X Owner Bobby Creech Applicant Jana Brown Location 02 acres of a 0872 acre tract located at 11114 Cleveland Rd in the Cleveland Township Chairman Letchworth stated that the Applicant for Rezoning Case 25 - 08 was not present Upon a motion by Ms Howard to table Rezoning Case 25 - 08 until the October 21 , 2025 Planning Board Meeting , seconded by Mr Sasser , Rezoning Case 25 - 08 was tabled by a unanimous vote of 6 - 0 at the September 16 , 2025 Planning Board Meeting Rezoning Case 25 - 09 Rezoning Petition Petition to rezone 172 acres located at 7346 Brogden Rd in the Boon Hill Township from Agricultural Residential AR to General Business - Conditional Zoning GB - CZ Tax ID 04N13069G Owner Allan Edward Metzner & Brenda Gail Metzner Applicant Glandon Forest Equity , LLC Conditional Zoning Request Various business commercial uses Chairman Letchworth stated that the Applicant for Rezoning Case 25 - 09 requested that it be tabled until the October 21 , 2025 Planning Board meeting Discussion Items There were five written decisions for the Board’s review Shade Tree Road Tract Owner Helen D Woodall Living Trust Developer Lipscomb Development Surveyor Engineer Becker Morgan Group Tax ID # 07F08047D Address 800 Block of Shade Tree Rd Acreage Lots 5150 acres , 38 lots The Board reviewed the written decision Upon a motion by Mr Sasser to approve the written decision for Shade Tree Road Tract , seconded by Ms Howard , and carried by a unanimous vote of 6 - 0 , the written decision for Shade Tree Road Tract was approved as presented at the September 16 , 2025 Planning Board Meeting Green View Subdivision 18Page9Owner Angel Roberto Rodriguez Garcia Developer RDZ Utilities Luis Rodriguez Surveyor Engineer Godwin Engineering - Joe Godwin Jr Tax ID # 15H08011 Address 6400 Block of NC 210 Hwy Acreage Lots 3232 acres , 29 lots The Board reviewed the written decision Upon a motion by Ms Howard to approve the written decision for Green View Subdivision , seconded by Mr Sasser , and carried by a unanimous vote of 6 - 0 , the written decision for Green View Subdivision was approved as presented at the September 16 , 2025 Planning Board Meeting Glendale Road Tract Owner Ray Boyette Trust Developer AVS Investments & Little River JoCo Properties , LLC Surveyor Engineer Becker Morgan Group Tax ID # 03P04001A Address 3200 Block of Glendale Rd Acreage Lots 4264 acres , 34 lots The Board reviewed the written decision Upon a motion by Ms Howard to approve the written decision for Glendale Road Tract , seconded by Mr Sasser , and carried by a unanimous vote of 6 - 0 , the written decision for Glendale Road Tract was approved as presented at the September 16 , 2025 Planning Board Meeting 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 The Board reviewed the written decision Upon a motion by Mr Crenshaw to approve the written decision for Earpsboro 2A & 2B , seconded by Ms Howard , and carried by a unanimous vote of 6 - 0 , the written decision for Earpsboro 2A & 2B was approved as presented at the September 16 , 2025 Planning Board Meeting Broadwell Tract Owner Coy & Carolyn Broadwell Developer Coy & Carolyn Broadwell Surveyor Engineer 4D Site Solutions , Inc 19Page0Tax ID # 13A01011J Address 19700 Block of NC Hwy 210 Acreage Lots 1068 acres , 2 lots The Board reviewed the written decision Upon a motion by Mr Sasser to approve the written decision for Broadwell Tract , seconded by Mr Crenshaw , and carried by a unanimous vote of 6 - 0 , the written decision for Broadwell Tract was approved as presented at the September 16 , 2025 Planning Board Meeting The meeting ended at 7 22 pm Respectfully submitted by _______________________________________ Jodie Gay , Secretary for the Board 20Page