Board of Commissioners Meeting Minutes - March 2, 2026 6:00 PM

10 98 Meeting of the Johnston County Board of Commissioners March 2 , 2026 6 00 pm The Johnston County Board of Commissioners met in regular session Monday , March 2 , 2026 at 6 00 pm in the Commissioners Meeting Room , Johnston County Courthouse Annex , Smithfield , North Carolina The following members were present Present Chairman Patrick E Harris , Vice Chairman RS “ Butch ” Lawter , Jr , Ted G Godwin , Bill Stovall , Michelle Pace Davis and Mike Rose Absent Commissioner April Stephens Also Present County Manager Rick J Hester , County Attorney Jennifer J Slusser , Clerk to the Board Dana G Cuddington , and Executive Assistant Deputy Clerk Susie Reeves Chairman Patrick E Harris called the meeting to order at 6 00 pm and the following business was transacted 1 Approval Discussion of Agenda Upon a motion by Vice Chairman RS “ Butch ” Lawter , Jr , seconded by Commissioner Michelle Pace Davis , and carried by unanimous vote , the Board approved the agenda as presented 2 Public Comment A Recognition of Planning Board Member Will Letchworth Commissioner Michelle Pace Davis recognized Mr Will Letchworth for his outstanding 18 years of service on the Johnston County Planning Board stating the Board of Commissioners is very proud of his work and dedication Commissioner Davis presented Mr Letchworth with a County Challenge Coin in recognition of his service Mr Letchworth stated he enjoyed his time on the Planning Board and it was a pleasure to serve Mr Letchworth stated the Planning Board is made up of people that deeply care about Johnston County Mr Letchworth stated as he reflects on his time on the Planning Board , he hopes that the citizens who came before the Board or will come before the Board in the future feel appreciated for coming out and being a part of the process Mr Letchworth stated a lot of work has been put into Johnston County over the years and with the development of plans like the Envision Johnston Land Use Plan , the Comprehensive Transportation Plan , and soon the new Unified Development Ordinance , he feels the County is well positioned to grow in a way that is consistent with the will of the people He stated there has been a lot of public engagement recently and this County can grow in a meaningful and responsible way in line with what the residents want He thanked the Board of Commissioners for allowing him to be a part of the Planning Board Commissioner Ted G Godwin commented that Mr Letchworth ran a good meeting during his time as Chairman and he was always a key member of the Planning Board Vice Chairman RS “ Butch ” Lawter , Jr agreed stating he appreciates how Mr Letchworth always made people feel comfortable during the meetings and he was always very engaged during the discussions 3 Public Hearing Rezoning Conditional Use Requests Advertised – The Johnstonian News and The News in Review – February 18 and 25 , 2026 Certified letters were mailed to adjoining property owners on February 16 , 2026 Notices were posted at the locations on October 3 , 2025 for Case 25 - 10 and November 26 , 2025 for Case 25 - 15 The Chairman opened the Rezoning Hearing for Case 25 - 10 Case 25 - 10 Petition to rezone 2506 acres of a 6624 acre tract located in the 400 Block of Angie Road , in Cleveland Township from Mobile Home Park District MHPD to Agricultural Residential - Conditional Zoning AR - CZ Tax ID 06D02001 Owner Taylor Joint Living Trust ; Alfred T Taylor , Jr and Barbara H Taylor , Trustees Applicant Duke Energy Progress , LLC Conditional Zoning Request Electrical substations , switching stations , transmission lines and related facilities Page99 March 2 , 2026 – 6 00 pm Continued Planning Director Braston Newton stated the petition is to rezone 2506 acres of a 6624 acre tract located in the 400 block of Angie Road in Cleveland Township from Mobile Home Park District to Agricultural Residential - Conditional Zoning He stated the conditional zoning request is to allow for electrical substations , switching stations , transmission lines and related facilities The surrounding land uses are zoned Agricultural Residential and used for residential and agricultural purposes ; Mobile Home Park District and used as a mobile home park ; and General Business – Special Use District for a shopping center Mr Newton stated the area is located within a designated “ Low Density Residential ” place type on the County’s Envision Johnston Comprehensive Land Use Plan Mr Newton stated the traffic count for this portion of Angie Road is not available and Angie Road does not appear on the Comprehensive Transportation Plan as needing improvement He noted the applicant has submitted a site plan for the Board’s consideration as part of the agenda packet and proposed conditions are listed for the Board to consider The Chairman called for the applicant to come forward and called the following to everyone’s attention Proposed Conditions 1 The Conditional Zoning District shall only apply to the approximately 2506 - acre portion the Property of the master parcel identified by PIN 161700 - 50 - 4062 , and as generally shown on the associated conditional zoning site plan Proposed by applicant 2 Electrical substations , switching stations , transmission lines , and related electrical facilities shall be permitted by right on the Property The following Public Private Utility Facilities uses are expressly prohibited Water and wastewater treatment plants , sludge treatment , handling and disposal facilities , ground and elevated water tanks , solid waste collection and transfer stations Proposed by applicant 3 No parking shall be required However , an access drive shall be provided to the service area as shown on the submitted sketch plan Proposed by applicant 4 Substation equipment will set back at least 20 feet from all property lines and shall be designed and landscaped with a buffer strip in such a way as to blend in with the surrounding area ; provided that , no vegetative screen landscape buffer shall be required within any existing recorded easement or within established Duke Energy Danger Tree Zone , as such Danger Tree Zones may be generally shown on the associated site plan Existing natural vegetation may be used if equal or more intense than buffer planting density Proposed by applicant 5 The driveway apron shall be paved with concrete within the NCDOT right - of - way and designed to meet NCDOT Standards , otherwise , the development site shall be exempt from Unified Development Ordinance surfacing requirements and shall be allowed to use gravel or an equivalent material in locations as depicted on the associated sketch plan proposed by applicant 6 The area housing all the equipment shall be enclosed with a 7 - ft tall chain link fence with 1 - ft tall barbed wire Proposed by applicant 7 Because expansion of the footprint of an electrical substation would not involve a change of use or increase the density of development on the Property , such a modification shall be deemed a minor modification that can be approved administratively so long as the modification complies with applicable development standards in place at the time Proposed by applicant 8 To the extent not already exempted from height regulation by Section 14 - 9 of the Land Development Code , the following structures and facilities may exceed the height limit established by this condition and any applicable height limit otherwise stipulated in the Land Development Code light masts or poles ; electric transmission lines , poles , and towers ; and electric distribution lines , poles and towers Proposed by applicant 9 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 10 All buildings and or structures must comply with rules enforced by Federal , State and Local agencies 11 A supplemental 20 - foot - wide landscaped area shall be installed in the northwest corner of the parcel as shown on the accompanying Site Plan , consisting of evergreen trees eg , Thuja Green Giant or similar The supplemental landscaped area shall be planted at a minimum density of five 5 evergreen trees per 100 linear feet Proposed by applicant Item number 7 in the above conditions was removed and agreed to by the applicant during the Planning Board meeting Conditional Zoning Applicant Questions 1 That the use or development is located , designed , and proposed to be operated so as to maintain or promote the public health , safety , and general welfare ; Applicant The proposed use will be designed , located , and operated to maintain public health , safety , and general welfare The proposed substation facility is located and designed to maximize separation from off - site land uses while meeting applicable UDO development standards as well as federal , state , and local requirements The proposed use enhances the public health , safety , and general welfare as it allows for a modern utility facility ,Page100 March 2 , 2026 – 6 00 pm Continued which will increase the availability of electric service for the surrounding community and will allow utility service to be restored quickly during times of emergency or natural disaster The utility facility will be located on an approximately 2506 - acre portion the “ property ” of the 622 - acre parent parcel land on Angie Rd and identified by PIN # 161700 - 50 - 4062 The location of the utility facility on the subject property allows for adequate separation from surrounding uses The facility will be secured with an appropriate security fence and remotely monitored 24 hours a day , 7 days a week The proposed facility is unmanned and will have a minimal impact on the traffic on Angie Rd and the surrounding area Except for during times of emergency natural disaster , the only planned vehicular trips would be for inspection and routine maintenance of equipment , which would occur approximately once a month During times of emergency , the facility may require more frequent site visits to perform work as necessary resulting from the emergency natural disaster to ensure reliable operation and delivery of power to its customers 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 subject site is currently located in a Residential - Mobile Home Park R - MHP zoning district The applicant proposes changing the zoning of the property to the Agricultural - Residential AR zoning district and establishing a parallel conditional zoning district as allowed under Land Development Code 14 - 75 © 1 The only use added to the conditional district is electrical substation and related uses consistent with the associated site plan Pursuant to section 14 - 75 © 1 of the Land Development Code , utility facilities are “ essential to service of the area ” and therefore appropriate within a conditional zoning district as proposed in this case The AR district is intended to encourage the continuance of agricultural uses as well as to ensure that residential development will occur at sufficient densities to provide for a range of housing opportunities throughout the county Based on UDO Section 14 - 75 © 1 , “ Utilities and public works facilities such as … electrical transformer and switching stations [ and ] transmission lines ; ” are permitted in a parallel conditional zoning district The proposed substation use will comply with all regulations and standards generally applicable within the AR conditional zoning district Furthermore , the proposed use is located and designed on the site to maximize separation from surrounding land uses Existing areas of mature vegetation will be maintained between the proposed substation and residential uses to the west , and on the eastern half of the site Perimeter buffers consistent with UDO requirements will be provided except as may be modified as part of the conditional zoning application To further ensure the permitted utility facilities are appropriate for the area , the proposed zoning conditions limit the type of utility facilities permitted on the portion of the property being rezoned Electrical transformer , switching stations , transmission lines and related electrical facilities are specifically allowed More noxious uses such as wastewater treatment plants and solid waste collection and transfer stations are prohibited 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 Duke Energy Progress is sensitive to placement of substation facilities in relation to surrounding land uses and makes every effort to minimize impact As previously noted , the location of the use on the subject property as proposed seeks to maximize separation from offsite development The proposed use would be bordered by Angie Rd to the north , low density residential to the west , undeveloped vegetated land to the east , and undeveloped vegetated land to the south containing some area used for agriculture The remaining portion of the parent parcel to the north on the opposite side of Angie Rd would be retained by the seller The proposed substation is essential to meet the power demands of residential , commercial , public safety , institutional , recreational , and civic uses within Johnston County Reliable and adequate electric service is crucial for supporting economic development and maintaining the community’s quality of life The proposed substation at this location will enhance the reliability and resiliency of electric service The modernization and enhancement of the power grid , as proposed with the substation in this conditional zoning request , will allow utility service to be restored more quickly during times of emergencies or disasters The harmony between the proposed use and adjoining residential uses is established by the low - impact nature of a substation The proposed use has no habitable space and requires no public water or sewer connection or onsite septic system The proposed use will have a minimal impact on traffic , as the station will only be visited sparingly by Duke Energy technicians for occasional maintenance Except as may be modified as part of this conditional zoning application , the development of the proposed use will meet the applicable requirements and zoning conditions related to landscaping and buffering As much as possible and to limit the visual impact of the development , the applicant intends to meet these requirements primarily through preservation of the existing vegetation on the property 4 That the use or development conforms with general plans for the physical development of the County’s Planning jurisdiction , the Design Manual , or other development policies as adopted by the Board of Commissioners Applicant The substation development proposed by this conditional zoning request is consistent with multiple aspects of the Johnston County Comprehensive Land Use Plan , adopted on August 7 , 2023 the “ 2040 Vision Plan ” Attorney Toby Coleman , Smith Anderson Law Firm , representing the applicant , addressed the Board and presented the following information Page101 March 2 , 2026 – 6 00 pm Continued Mr Coleman reported they held a neighborhood meeting in December and one of the questions most received was why the subject site Mr Coleman explained that Duke Energy has a site study process where they look at a variety of issues and the subject site was selected because it balanced the overall functional and design requirements with potential impacts He stated there is a transmission line running through the property and the site is mostly cleared as well as large enough to provide adequate spacing and buffering PagePage pageNumber5102 March 2 , 2026 – 6 00 pm Continued Mr Coleman noted the site is currently zoned Mobile Home Park District and the rezoning request to Agricultural Residential – Conditional Zoning would be a downzoning which is less intense and would be more consistent with surrounding uses Mr Coleman reviewed the following reasons and need for the project Mr Coleman stated while there are some that may oppose the request , they have tried to address concerns and provide additional information where possible Mr Coleman stated they were asked to provide information related to concerns over buffers , possible impacts to property values , and other locations of where substations were constructed next to residential developments He stated they reviewed the project with fire and emergency medical services to make sure the proper equipment is available in the event of a fire Mr Coleman stated in terms of the buffer , at the top northPagePage pageNumber6103 March 2 , 2026 – 6 00 pm Continued west corner , there will be a 20 ft buffer along with an additional 20 feet of evergreens He stated the project is slated for construction in 2029 , but plantings will be installed during this year’s season so the trees will have time to grow and address buffering concerns Mr Coleman stated Jones Farm Subdivision is located to the west of the subject site and there is an area outside of the transmission line to make sure that no trees will fall in the transmission line He stated they cannot put any trees in the southwest portion of the property due to the transmission line ; however , they have been trying to work with the affected neighbors to try and install plantings on their side of the line to address concerns Mr Coleman stated the site is spread out so it will be large enough that in the event of a fire , it would be contained within the subject site PagePage pageNumber7104 March 2 , 2026 – 6 00 pm Continued Mr Coleman stated there were concerns regarding noise ; however , the decibels associated with the use would be 45 decibels which is comparable to a refrigerator or an HVAC unit and the further away one gets from the property , that level decreases Mr Coleman stated with regards to electromagnetic fields , the above slide is an actual substation where they took measurements showing that the levels are below most household items PagePage pageNumber8105 March 2 , 2026 – 6 00 pm Continued Mr Coleman stated in terms of property values , they had Kirkland Appraisals look at the request He stated Kirkland Appraisals looked for substations that were in the range of 200 ft to 250 ft from residential property lines and they identified three similar sites He stated of those three sites , they found the substations had no measurable impacts on surrounding property values Mr Coleman stated the use is consistent with the County’s Comprehensive Land Use Plan and he offered to answer any questions At the inquiry of Commissioner Mike Rose , Mr Coleman stated they have tried to address the buffer on the “ danger tree clearing limits ” line by pushing the buffer closer to the property line as opposed to the substation fence He stated in general Duke Energy tries to avoid pushing vegetation next to the substation fence because of fire concerns Commissioner Bill Stovall asked if any other sites were considered for the substation Commissioner Stovall also asked about the positioning of the substation for security Commissioner Stovall further asked if more visible screening could be added to address concerns of the neighbors Mr Coleman confirmed that a number of sites were considered Mr Wayne Nicholas , Senior Site Manager with Duke Energy , explained the subject site was selected because it had the most preferred site criteria He stated the site was cleared with no wetlands and minimal topography Mr Nicholas also stated the site had minimal environmental impacts and balanced their needs overall Mr Robby Hire , Director of Power Grid Operations for Duke Energy , stated he was responsible for the Moore County site where there was a security event Mr Hire stated since the Moore County event , Duke Energy has undergone security upgrade measures at all substation locations and those measures will be in place at this site with 24 7 monitoring He stated there will be constant communications with dispatch and technology will be on site to monitor the health of the equipment with alarms to protect the grid He stated this site will be a new high reliability design with all new technologies to monitor the equipment Mr Hire stated they are governed by regulatory agencies as far as danger tree lines and how close buffering can be to transmission lines and equipment He stated they are required to keep a certain distance in between buffers and lines to avoid problems down the road with the transmission line Mr Rick Douglass , Engineering Consultant with Dewberry Engineering , stated they prepared the site plan for the proposed project Mr Douglass referenced the site plan and stated the 20 ft buffer on the northwest corner is what was required per the County’s ordinance and they propose to double that with an additional 20 ft planting of evergreens on the area adjacent to Jones Farm Subdivision He stated the plant selection will be dense evergreens to provide a full buffer Commissioner Stovall asked if any more substations will be anticipated in this area in the future Mr Coleman referenced Condition No 11 that addresses the additional plantings for the buffer PagePage pageNumber9106 March 2 , 2026 – 6 00 pm Continued Mr Derrick Remer , District Manager with Duke Energy , stated the proposed substation is not scheduled for construction until 2029 and nothing else is planned in their studies in this proximity at this time Commissioner Rose asked about the negative aspects if this project is not constructed Mr Remer stated there has to be a certain amount of capacity to meet the electrical load for the area He stated with new subdivisions and things like new grocery stores being constructed in the area , without the proper capacity the serve the load , they would not be able to install any new meters for service Chairman Patrick E Harris asked if there was anyone else in the audience that wished to speak Lauren Kornosky , 109 Freewill Place , stated her property directly borders the proposed substation Ms Kornosky stated she appreciates what Duke Energy has tried to address with their studies ; however , if she had known a substation would be locating on the subject site , she would not have purchased her home at this location Ms Kornosky stated there is a difference between minimal and zero impact and it should be a zero impact to her property Ms Kornosky stated she anticipates a substantial and unfair burden to her property There being no further public comments , the Chairman closed the public comment portion of the hearing Mr Newton reported the Planning Board recommended approval of the rezoning and adoption of a Resolution for the Statement of Consistency as submitted in the agenda packet along with conditions Mr Newton noted the Planning Board recommended deleting Condition No 7 Mr Newton also called to everyone’s attention Condition No 11 regarding the additional buffer Upon a question by Commissioner Rose , Mr Newton stated the zoning remains with the property and any applicant would be subject to site plan approval and any corresponding conditions At the inquiry of the Chairman , Mr Coleman confirmed the applicant’s agreement with the conditions as proposed Upon a question by Commissioner Ted G Godwin , Mr Newton confirmed that under the current zoning of Mobile Home Park District , by right , anyone could put a mobile home park on the site upon submittal of an adequate site plan and approval by the Technical Review Committee which is essentially a staff level review At the inquiry of Commissioner Michelle Pace Davis , Mr Newton stated under the current zoning , an estimated 100 mobile homes could be located on the property There being no further comments , the Chairman closed the Rezoning Hearing for Case 25 - 10 Commissioner Godwin stated decisions like this are never easy because there are conflicting desires by all Commissioner Godwin stated while he understands the concerns of the citizens , there is a need for a substation in this area and he feels the applicant has made a good faith effort to try and minimize the impact Decision on Rezoning Case 25 - 10 Case 25 - 10 Petition to rezone 2506 acres of a 6624 acre tract located in the 400 Block of Angie Road , in Cleveland Township from Mobile Home Park District MHPD to Agricultural Residential - Conditional Zoning AR - CZ Tax ID 06D02001 Owner Taylor Joint Living Trust ; Alfred T Taylor , Jr and Barbara H Taylor , Trustees Applicant Duke Energy Progress , LLC Conditional Zoning Request Electrical substations , switching stations , transmission lines and related facilities Commissioner Ted G Godwin moved the Board adopt a Statement of Consistency Resolution and approve the rezoning request with conditions listed below , deleting Condition No 7 as was recommended by the Planning Board and agreed to by the applicant , for Case 25 - 10 Commissioner Bill Stovall seconded the motion , which carried by unanimous vote RESOLUTION FOR CASE NUMBER 25 - 10 RESOLUTION APPROVING ZONING AMENDMENT AND ADOPTING A STATEMENT OF CONSISTENCY REGARDING AN ORDINANCE AMENDING THE OFFICIAL ZONING MAPS OF JOHNSTON COUNTYPage0107 March 2 , 2026 – 6 00 pm Continued WHEREAS , pursuant to NC Gen Stat § 160D - 605 , prior to adopting or rejecting a zoning amendment , the governing board is required to adopt a statement approving or rejecting the zoning amendment and describe if the amendment is consistent or inconsistent with the comprehensive zoning plan and why the board considers the action taken to be reasonable and in the public interest ; WHEREAS , the Johnston County Planning Board has reviewed a proposed amendment to The Official Zoning Maps of Johnston County , for parcels identified by tax ID 06D02001 located in the 400 block of Angie Road in Cleveland Township , from Residential - Mobile Home Park District R - MHP to Agricultural Residential - Conditional Zoning AR - CZ WHEREAS , based on a review of the proposed amendment the Planning Board found that the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates and further recommended that the Board of Commissioners approve the proposed amendment ; and WHEREAS , this Board has reviewed and considered the above written recommendation of the Planning Board and has held a public hearing on the proposed amendment , and this Board desires to approve the zoning amendment and adopt a statement describing why the adoption of the proposed amendment is consistent with the Johnston County Comprehensive Land Use Plan and updates , and the Board considers the proposed amendment to be reasonable and in the public interest NOW , THEREFORE , BE IT ORDAINED BY THE JOHNSTON COUNTY BOARD OF COMMISSIONERS THAT 1 This Board finds and determines that the adoption of the proposed amendment to the Official Zoning Maps of Johnston County is consistent with the Johnston County Land Use Plan based on the following a The proposed conditional use of the parcel shall provide needed infrastructure reliability and sustainability on a regional scale , and the conditions of development have sought to mitigate impact on the adjoining community 2 This Board finds and determines that it is reasonable and in the public interest to approve the proposed amendment because a The conditional use rezoning allows for the development of needed infrastructure to increase reliability and sustainability b The development , if operated within the approved conditional requirements , minimizes impacts to the community with regard to infrastructure and environment 3 This Board approves the proposed zoning amendment from Residential - Mobile Home Park District R - MHP to Agricultural Residential - Conditional Zoning AR - CZ nd Adopted this the 2 day of March , 2026 Conditions 1 The Conditional Zoning District shall only apply to the approximately 2506 - acre portion the Property of the master parcel identified by PIN 161700 - 50 - 4062 , and as generally shown on the associated conditional zoning site plan 2 Electrical substations , switching stations , transmission lines , and related electrical facilities shall be permitted by right on the Property The following Public Private Utility Facilities uses are expressly prohibited Water and wastewater treatment plants , sludge treatment , handling and disposal facilities , ground and elevated water tanks , solid waste collection and transfer stations 3 No parking shall be required However , an access drive shall be provided to the service area as shown on the submitted sketch plan 4 Substation equipment will set back at least 20 feet from all property lines and shall be designed and landscaped with a buffer strip in such a way as to blend in with the surrounding area ; provided that , no vegetative screen landscape buffer shall be required within any existing recorded easement or within established Duke Energy Danger Tree Zone , as such Danger Tree Zones may be generally shown on the associated site plan Existing natural vegetation may be used if equal or more intense than buffer planting density 5 The driveway apron shall be paved with concrete within the NCDOT right - of - way and designed to meet NCDOT Standards , otherwise , the development site shall be exempt from Unified Development Ordinance surfacing requirements and shall be allowed to use gravel or an equivalent material in locations as depictedPage1108 March 2 , 2026 – 6 00 pm Continued on the associated sketch plan 6 The area housing all the equipment shall be enclosed with a 7 - ft tall chain link fence with 1 - ft tall barbed wire 7 To the extent not already exempted from height regulation by Section 14 - 9 of the Land Development Code , the following structures and facilities may exceed the height limit established by this condition and any applicable height limit otherwise stipulated in the Land Development Code light masts or poles ; electric transmission lines , poles , and towers ; and electric distribution lines , poles and towers 8 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 9 All buildings and or structures must comply with rules enforced by Federal , State and Local agencies 10 A supplemental 20 - foot - wide landscaped area shall be installed in the northwest corner of the parcel as shown on the accompanying Site Plan , consisting of evergreen trees eg , Thuja Green Giant or similar The supplemental landscaped area shall be planted at a minimum density of five 5 evergreen trees per 100 linear feet The Chairman reopened the Rezoning Hearing for Case 25 - 15 Case 25 - 15 Petition to rezone 2838 acres located at Cleveland Road SR1010 and Pierce Road SR 1546 in the Cleveland Township from Agricultural Residential AR and Interstate Highway Interchange IHI to Industrial 2 - Conditional Zoning I2 - CZ Tax ID 06D01007H Owner Gayle S Matthews Applicant Prologis , Inc Conditional Zoning Request Multiple Heavy Industrial Uses Planning Director Braston Newton stated the petition is to rezone 2838 acres located at Cleveland Road and Pierce Road in the Cleveland Township from Agricultural Residential and Interstate Highway Interchange to Industrial 2 - Conditional Zoning He stated the conditional zoning request is to allow for multiple heavy industrial uses as listed in the proposed conditions in the staff report The surrounding land uses are zoned Agricultural Residential and used for residential and agricultural purposes ; Interstate Highway Interchange and used for many different businesses and industrial uses ; and General Business and used for multiple business uses Mr Newton stated the area is located within a designated “ Regional Mixed Use Center ” land use place type on the County’s Envision Johnston Comprehensive Land Use Plan and these areas are intended to be centers of activity that include a mix of retail , restaurant , service , office , and civic and institutional uses He noted a portion of the lot is also in the Interstate Highway Interchange overlay Mr Newton stated the traffic count for this portion of Pierce Road is 1,400 vehicles per day as of 2022 and does not appear on the Comprehensive Transportation Plan as needing improvement He stated Pierce Road will see stresses in the future due to this being a growing interchange area Mr Newton stated for history , there are other similar facilities of an industrial and or commercial flex nature that are being developed in the area He stated one similar use is being developed on Cleveland Road and pointed out its location on the aerial photograph for the Board Mr Newton stated another similar use is being developed to the south near the Cleveland Road interchange with Interstate 40 He stated these are both permitted by right as the zoning is already in place Mr Newton offered to answer any questions by the Board The Chairman called for the applicant to come forward and called the following to everyone’s attention Proposed Conditions 1 Permitted uses All I - 2 uses with the exception of the following , which will NOT be allowed EXCEPT as noted otherwise ? Asphalt Plant ? Boat Manufacturing HOWEVER Boat Sales are allowed with no outside display ? Bus Repair and Storage Terminal Facility ? Carnival Circus ? Chemical Manufacturing - Household Industrial EXCEPT packaging , mixing , assembly and distribution of chemicals are allowed ? Coal Wood Fuel Yards ? Concrete Plant ? Cotton Gin - Cotton Waste Processing ? Dairy Products - Processing , distribution EXCEPT distribution , assemblage and packaging are allowed ? Extraction of Earth Products ? Feed Seed Flour Manufacturing ? Fertilizing ManufacturingPage2109 March 2 , 2026 – 6 00 pm Continued ? Foundries Producing Iron , Steel , Copper , Brass , Aluminum ? Glass Manufacturing ? Livestock Sales ? Junkyard ? Landfills ? Leather Hide Tanning ? Meat Packing Plant ? Mining ? Pharmaceutical - Manufacturing EXCEPT compounding , packaging , mixing , assembly and distribution are allowed ? Planning Mills and Wooden Box Manufacturing ? Plastics Manufacturing - Rubber Products EXCEPT molding of plastic and rubber products is allowed ? Pole Treating Plant ? Poultry Processing Plant ? Sawmills ? Storage of Explosives , as defined in the 2024 North Carolina State Building Code ? Trucking Terminal ? Wholesale Gasoline Storage 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 to meet this buffer requirement 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 Johnston County Planning and Zoning Department Stab 5 All signage shall comply with the Johnston County sign code 6 All lighting shall be downlighting so as to not to shine onto adjacent properties 7 All structures must comply with all rules enforced by Federal , State , and Local agencies 8 Secure a NCDOT driveway permit 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 applicant proposes to use the site for light industrial warehousing purposes The preliminary site plan attached hereto , which is included as conceptual with final details to be determined at the time of site plan , depicts two general buildings situated on the site Building 1 is located on the western portion of the site , comprises approximately 173,680 sf , and contains 49 dock doors at the building’s southern facade Building 2 is situated on the eastern portion of the site , comprises approximately 103,200 sf , and contains 29 dock doors at the building’s eastern facade The site plan included 232 total parking spaces and four access points onto Pierce Rd , including the Masonboro Rd extension , which bisects the 2 buildings and connects Masonboro Rd to Pierce Rd Further , a significant screening and transition area is provided between the site and the residential subdivision abutting the site’s western boundary Specifically , the transition area between the residential uses to the west and Building 1 includes a stream with 50 ’ buffers , a 15 ’ Type C landscape area , an existing 30 ’ sanitary sewer easement , a 220 ’ retaining wall , and a driveway Both buildings , all parking spaces , all driveways , and all buffer areas are appropriately designed and situated so as to promote the public health , safety , and general 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 site is located just 270 feet west of the major intersection of Veterans Parkway and Cleveland Rd and will have direct access to Veterans Parkway The proposed light industrial use for the site integrates very well with the surrounding area The site is partially within the IHI overlay zoning district , where many businesses , commercial , and industrial uses are already allowed by right As discussed in response # 1 above , significant buffers are in place to ensure harmony between the proposed use and the residential subdivision to the west The uses immediately to the south are commercial and industrial , including warehouses , storage facilities , and automotive service businesses The uses immediately to the east are commercial The sites entire northern boundary fronts on Pierce Rd , and the site directly across Pierce Rd to the north was recently rezoned by the County to I2 - CZ Therefore , the uses permitted under the proposed rezoning are appropriate for the neighborhood and area 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 In this portion of Johnston County , there is a high demand and a need for additional warehouse and distribution center space with convenient access to major highways The proposed use meets the public need and will turn an underutilized site into a valuable economic activity hub for the surrounding area Further , the building andPage3110 March 2 , 2026 – 6 00 pm Continued site design , including the significant buffers and landscaping discussed above will strongly enhance the character of the area 4 That the use or development conforms with general plans for the physical development of the County’s Planning jurisdiction , the Design Manual , or other development policies as adopted by the Board of Commissioners Applicant The Proposed rezoning is consistent with the Comprehensive Land Use Plan because the site is designated within a “ Regional Mixed Use Center ” , which is intended to be a center of activity that includes a mix of uses The site is also near a designated Employment Center to the south , which is another mixed - use area aimed at targeting job - creating uses The proposed development is located within a Tier 1 Priority Investment Area and therefore strongly advances Policy IT - 5 to “ support economic industrial development … by promoting reliable , affordable access to jobs employees ” Attorney Jason Barron , 434 Fayetteville Street , Suite 2200 , Raleigh , Morningstar Law Group , representing the applicant , addressed the Board and introduced Mr Grant Benson with Prologis Mr Benson began to review the following information with the Board , in particular , a background of Prologis stating they are a leading global logistics real estate company with over 6,500 customers Mr Benson stated they are committed to the long - term performance and stewardship of their properties and their assets are managed at a local level by dedicated teams specializing in property management , leasing , and maintenance He stated this ensures responsive service and strong relationships in every market they operate Mr Benson stated they serve 100 customers in the metro - Raleigh area , many of which are headquartered locally He stated the proposed project provides an opportunity to grow their customers and build best in class properties that include thoughtful site and building design with sustainability features Page4111 March 2 , 2026 – 6 00 pm Continued Mr Benson stated market fundamentals reinforce the need for this project He stated according to CBRE , a global commercial real estate firm , the Johnston County industrial submarket is 98 occupied and is outperforming the overall Raleigh market by 630 basis points He stated they believe the proposed project is well positioned to address an underserved customer base in Johnston County Page5112 March 2 , 2026 – 6 00 pm Continued Mr Barron continued the presentation by reviewing the following four points with the Board He stated Prologis has been and will continue to be good neighbors and there is a balanced overall impact associated with the development Mr Barron stated Masonboro Drive will essentially serve as the front door of the site He noted the County’s Comprehensive Land Use Plan designates the site as a “ Regional Mixed Use Center ” and it is in a Tier 1 priority investment area Mr Barron stated there are similar zonings and uses in the area that have been instructive and provided guidance to their team as to the expectations of the County Page6113 March 2 , 2026 – 6 00 pm Continued Mr Barron reviewed a similar recent rezoning with the Board , as follows He stated Case 25 - 06 was approved in October of 2025 and has the same conditions as are proposed in their application Mr Barron noted case 25 - 06 was heavily discussed and scrutinized with the uses revised to ultimately justify the approval Page7114 March 2 , 2026 – 6 00 pm Continued Mr Barron highlighted the following prohibited uses He noted a trucking terminal is not listed but also prohibited Mr Barron reviewed the following Conditions No 2 – 8 with the Board Page8115 March 2 , 2026 – 6 00 pm Continued Mr Barron stated the above represents a copy of the conditions that were approved with Case 25 - 06 in October Mr Barron reviewed the above proposed site plan with the Board He pointed out the existing vegetative buffer along the western boundary of the site in between the residential area and noted the width of that vegetative buffer ranges from 115 ft to 200 ft in some places Mr Barron also noted that is a riparian buffer area and the trees cannot be removed He stated this buffer goes along the site around to the southern edge of the property providing for a good buffer transition which helps with visibility , lighting , and noise Mr Barron stated Masonboro Drive will extend through the site and Prologis will take on that entire financial responsibility of constructing the road up to Department of Transportation standards Mr Barron reported they held a neighborhood meeting in December and there were three primary concerns , those being traffic , noise , and lighting visibility Page9116 March 2 , 2026 – 6 00 pm Continued Mr Barron stated they have commissioned a traffic impact analysis and the nature of the intended use is a low traffic volume generator with approximately 236 daily trips He stated by way of comparison , if the site were zoned exclusively for an office , it would generate 1,900 daily trips and if zoned for retail , it would generate close to 10,000 daily trips Mr Barron stated the Department of Transportation has reviewed the study and are recommending no offsite traffic improvements He stated they have gotten good feedback from the Department of Transportation about reducing the speed limit on Pierce Road Mr Barron stated they also commissioned noise studies and the increase in decibel levels would be minimal with no recommended mitigation measures He stated the existing vegetative buffer should address the lighting and visibility He shared the following example with the Board Mr Barron noted there were questions at the Planning Board meeting and they were able to address those concerns Page0117 March 2 , 2026 – 6 00 pm Continued Mr Barron concluded the presentation with the Board and offered to answer any questions Commissioner Ted G Godwin mentioned the existing vegetative buffer and noted there is a cutting through the woods Page1118 March 2 , 2026 – 6 00 pm Continued Mr Barron stated that cutting is for a buried sewer line At the inquiry of Commissioner Michelle Pace Davis , Mr Barron stated he is unsure of the exact distance of the existing buffer on the southern edge of the property , but it is similar to the west Mr Barron confirmed they would leave the existing vegetation as well as install the additional landscaping buffer required in the ordinance He pointed out the larger building on the west side and noted all of the parking for that building as well as trucks is on the north and south of the building to minimize vehicle lights He stated for the building to the east , there is some area designated for overnight truck storage , but that is located as far away from the neighbors as possible Vice Chairman RS “ Butch ” Lawter , Jr noted that it was mentioned that trucking terminals would be prohibited ; however , 78 spaces is a lot of trucks and he asked about the truck traffic noting there appears to be four ways to get back out to Pierce Road Commissioner Davis also asked for the Masonboro Drive Extension , if there are plans to turn that over to the Department of Transportation Mr Barron confirmed that Masonboro Drive will be constructed to DOT standards and is required to be dedicated to the DOT He stated this road will be open to the public Mr Barron stated with respect to Vice Chairman Lawter’s questions , this would primarily be warehousing space and the goods stored in the buildings would be produced by the individual tenants He stated the trucks coming to the facility would be for the individual tenants , whereas a trucking terminal is more of short - term freight type storage Mr Spencer Terry , Director of Engineering for BGE in Raleigh , stated with regards to truck trips , the larger building on the west side accounts for an anticipated 75 truck trips out of the 236 daily trips and 44 truck trips daily out of the east building He stated the rest of the 236 daily trips are for passenger employee type use Mr Terry stated as far as the four entrances , one is an employee entrance for the main building which is about 10 feet lower than the actual intersection of Masonboro Drive and Pierce Road which does not add for a very good connection so they moved it down to make it more pleasing to the site He stated the two outer accesses serve dual purposes and a limited amount of truck traffic is anticipated there at about 20 of the daily trips He stated the dual purpose is also for fire truck access around the site Mr Terry stated everything will be coordinated with the County and the Department of Transportation He stated Masonboro Drive will be a public access and they are working with the Department of Transportation on its dedication He stated most of the truck traffic will come to Masonboro Drive Mr Terry stated during the day , the AM peak hour truck traffic is a total of three coming out of the western building and two coming out of the eastern building He stated the traffic impact analysis indicates there is not a lot of truck traffic happening at the most busiest times Vice Chairman Lawter noted that as Commissioner Mike Rose mentioned , a residential subdivision would produce more traffic Mr Terry stated in a subdivision , typically there is a minimum of two cars per household so if you had 75 houses then there would be 150 cars with two trips a day at the minimum equaling approximately 300 trips a day with a 75 home subdivision He stated the density of the residential development also has an impact in that if there are townhomes or smaller lots with more houses , the number of trips would increase Upon a question by Commissioner Davis , Mr Terry confirmed that Pierce Road is a two - lane rural road He stated there is currently no signal at Cleveland Road and any future signalization would be dependent on the Department of Transportation Commissioner Bill Stovall asked about the types of trucks Mr Terry stated it could be a mix of the types of trucks but would include 18 - wheeler trucks Vice Chairman Lawter asked about water and sewer needs Mr Terry stated as a baseline , the water and sewer needs would be to serve the employee bathrooms along with the fire protection systems in the buildings At the inquiry of Commissioner Davis , Mr Terry stated they do not want offset intersections He stated if there are gates added , they would work with the Fire Marshal He noted those would be requested by the tenants Page2119 March 2 , 2026 – 6 00 pm Continued Chairman Patrick E Harris asked for anyone else that wished to speak to come forward Jack Nienke , Sherrill Place Resident , stated he moved to Johnston County in 2019 from Wake County Mr Nienke stated it took them five years to find a piece of property to build their custom home and he is nearing retirement He stated they purchased their property for the things that Johnston County offers such as trees , reasonable quiet , and access to places to go and watch their grandchildren play He stated Pierce Road is very narrow and cannot handle a heavy truck Mr Nienke stated the shoulder of the road was recently crumbling from construction trucks where they demolished the old drug store He stated Pierce Road is also used for school buses Mr Nienke stated he also has concerns about property values and asked if the Commissioners would like for this type of business to be their neighbor He asked what type of materials would be stored in the buildings and if they would be toxic Mr Nienke stated zoning and planning is for a reason and he does not believe that a warehouse use is compatible with a residential area Mr Nienke also questioned the amount of impervious surface being used with the development and how that impacts runoff He stated the residents need more restaurants and better roads Cassandra Sakata , 76 Sherrill Place Lane , Garner , stated she is one of the board members for Sherrill Village and she is representing the concerns of their community She stated the proposed rezoning enables a high intensity of industrial activity next to their established neighborhoods She stated they believe that any approvals must be conditioned on independent studies and enforceable protections or must be delayed until those can be completed Ms Sakata presented the following information to the Board Page3120 March 2 , 2026 – 6 00 pm Continued Ms Sakata stated because the data above is different from what was presented by the applicant , they would request an independent non - proprietary traffic impact analysis be conducted Ms Sakata reviewed the above aerial of Sherrill Place Village with the Board noting the riparian buffer and the property lines of the residents Page4121 March 2 , 2026 – 6 00 pm Continued Ms Sakata stated the proposed building should be pushed back further inside the property boundary She stated they would like for the following tree - buffers to be considered Page5122 March 2 , 2026 – 6 00 pm Continued Ms Sakata stated Prologis has made a major strategic shift from warehousing to AI - focused data centers She stated they are converting existing buildings into data centers She presented the following information Page6123 March 2 , 2026 – 6 00 pm ContinuedPage7124 March 2 , 2026 – 6 00 pm ContinuedPage8125 March 2 , 2026 – 6 00 pm Continued Ms Sakata presented the following recommendations that they would like to see with the proposed use if it goes forward Page9126 March 2 , 2026 – 6 00 pm Continued Ms Sakata thanked the Board for listening to their concerns and stated based on the data she presented , she is requesting the Board to vote against Case 25 - 15 She stated if the Board feels that this request should be approved , guardrails and serious monetary penalties need to be included into contractual obligations to avoid what has happened in other areas Leigh Hope Fountain , 206 Sherrill Place Lane , Garner , stated she lives adjacent to the subject site Ms Fountain stated she moved to North Carolina , specifically to this area for the trees , green spaces , and the feeling that this was a place where nature and community still mattered She stated that watching so many trees come down in the name of industrial growth has been unsettling and it feels like the thing that drew families to the area is slowly being erased She stated at a time of rapid development , everyone should be protecting and expanding the tree canopy Ms Fountain stated she understands that growth is part of a town’s evolution ; however , heavy industrial zoning directly beside established homes require serious and meaningful safeguards , of which a significant and dense tree buffer should be considered Ms Fountain stated this is about protecting the character of their neighborhood , preserving property values , and ensuring the safety of their children that play outside She stated trees also serve a functional purpose in that a deep multi - layered buffer helps to reduce noise from truck traffic and operations as well as helps to absorb airborne pollutants She stated if the rezoning moves forward , which she hopes it does not , she would respectfully ask for the Board to require a substantial buffering and include mature trees that would be maintained over time Ms Fountain stated they not anti - growth , but rather they are pro - community , pro - health , and pro - responsible planning She stated if industrial expansion is inevitable , then protecting the families that already live in the area is non - negotiable Ms Fountain spoke on another development adjacent to Sherrill Place Village and stated they did not protect the buffer between their buildings and the community and instead decimated countless trees and left nothing but a barren hillside withPage0127 March 2 , 2026 – 6 00 pm Continued their building in plain view Ms Fountain stated she has had to personally plant trees herself to buffer that view and she asked the Board to help protect their community Claudia Gonzalez , Sherill Place Village Resident , addressed the Board and presented the following information Ms Gonzalez stated the above slide represents inconsistencies from what the applicant is saying the proposed use will be compared to Case 25 - 06 that was approved in October She requested the Board to prohibit any type of manufacturing use in the proposed facility due to noise concerns Page1128 March 2 , 2026 – 6 00 pm Continued Ms Gonzalez stated they would like clarification on uses such as government buildings , open storage , any type of manufacturing operation , and wireless communications among others She stated they do not believe the proposed use is consistent with the area and they would like more information on exactly what is planned Ms Gonzalez stated they have concerns regarding traffic and the potential for traffic accidents She stated the residents have reached out to the Department of Transportation to ask for the speed on Pierce Road to be lowered and were denied ; however , the applicant is now saying the Department of Transportation is working with them so clarity is requested Ms Gonzalez expressed concerns regarding where truck traffic will be entering and existing the facility and how that will impact school bus traffic as well as the residential neighborhood Ms Gonzalez stated another traffic study is needed because more traffic lights are needed in the area Page2129 March 2 , 2026 – 6 00 pm Continued Ms Gonzalez stated they are opposed to the request and do not believe the proposed use is right for their community She asked the Board to deny the request or require significant conditions , or pause the development until Veterans Parkway can be extended Terry Penny , Pierce Road Resident , stated she has lived on Pierce Road for 46 years Ms Penny stated she lived in the area before the grocery store and they got their supplies from the old drug store Ms Penny expressed concerns regarding the traffic congestion and noted her grandchildren get off the school bus at her house She stated cars already come around the corner and have to slam on their brakes to avoid the bus and she is concerned that trucks will be doing the same She asked for the Board to consider the safety of the children Amber Alhorani , 116 Sherrill Place Lane , Garner , presented the following information to the Board Page3130 March 2 , 2026 – 6 00 pm ContinuedPage4131 March 2 , 2026 – 6 00 pm ContinuedPage5132 March 2 , 2026 – 6 00 pm ContinuedPage6133 March 2 , 2026 – 6 00 pm Continued Ms Alhorani stated they respectfully request the Board to deny the rezoning request and should it move forward , to require strict limitations on the proposed use Matthew and Michael Waterman , Summerwind Community , stated they live on the other side of Cleveland Road Matthew Waterman stated his biggest concern is that there is a lot going on in the community He stated blasting is occurring where another warehouse is being constructed which is affecting their neighborhood Mr Waterman stated traffic is already congested and he does not believe the area is prepared for more Mr Waterman stated with the interest of data centers , this brings into question if another electrical substation will be needed in the future Mr Waterman stated they oppose the request Joan Margolias , Pierce Road Resident , stated she lives directly on Pierce Road and it is a very narrow road with most of the houses sitting very close to the road Ms Margolias stated she has lived on the road for five years and she has never seen an 18 - wheeler truck on Pierce Road and is unsure about the axel limit Ms Margolias expressed concerns with noise issues and the quality of life in the area stating the proposed use would affect the community Adam and Sarah Shaw , Sherrill Place Residents , spoke in opposition to the request Mr & Mrs Shaw presented the following information to the Board Page7134 March 2 , 2026 – 6 00 pm ContinuedPage8135 March 2 , 2026 – 6 00 pm ContinuedPage9136 March 2 , 2026 – 6 00 pm ContinuedPage0137 March 2 , 2026 – 6 00 pm ContinuedPage1138 March 2 , 2026 – 6 00 pm ContinuedPage2139 March 2 , 2026 – 6 00 pm ContinuedPage3140 March 2 , 2026 – 6 00 pm ContinuedPage4141 March 2 , 2026 – 6 00 pm Continued Mr & Mrs Shaw requested the Board to deny Case 25 - 15 or to pause the request until such time as more complete studies can be conducted Erin Wawzyniecki , Sherrill Place Resident , spoke in opposition Ms Wawzyniecki stated Prologis may be the owner , but she questioned who would be the tenants Ms Wawzyniecki stated she is a homeowner and also a landlord in the area and knows the area well She expressed concerns with the traffic impact analysis and how it can be accurate when the type of tenants is not currently known Ms Wawzyniecki asked the Board to deny the request and if not , to ask Prologis who they intend to lease the space to and who would be restricted Katie Lewis , Cleveland Road Resident , stated she is a Johnston County native and they built their home on their property in 2020 Ms Lewis spoke in opposition to the request and stated if it is approved , she would like to see a very dense tree buffer along the right and east side of the second building to buffer from the truck docks and tractor trailers Ms Lewis also expressed concerns regarding traffic congestion with Masonboro Drive Cody Grabowski , Sherrill Place Resident , spoke in opposition Mr Grabowski also expressed concerns regarding noise , buffers , and traffic He stated lighting from the existing businesses in the area already affect his property and he is trying to keep a healthy and peaceful place to raise his children Mr Grabowski stated had he known that something like this could locate to the area he would have selected another place to live Matt Knudson , Country Hills Resident off of Pierce Road , spoke in opposition to the request Mr Knudson expressed his concerns regarding the traffic and the fact that the future tenants of the buildings are not known Chairman Patrick E Harris stated the Board also received emails from James Baker , Julio and Dianna Soto , Katie Mitchell , Tate Holt , and Steve Latham , and Lisa Dubish all in opposition to Case 25 - 15 There being no further public comments , the Chairman closed the public comment portion of the hearing Page5142 March 2 , 2026 – 6 00 pm Continued Mr Newton reported the Planning Board recommended approval of the rezoning and adoption of a Resolution for the Statement of Consistency with conditions as submitted in the agenda packet At the inquiry of the Chairman , the applicant confirmed their agreement with the conditions as proposed There being no further comments , the Chairman closed the Rezoning Hearing for Case 25 - 15 Upon questions by Commissioner Ted G Godwin , Mr Newton confirmed that a small portion of the site to the east near the intersection is located within the Interstate Highway Interchange overlay and the remaining zoning is currently Agricultural Residential Mr Newton stated under the current zoning , a residential development served with septic at 40,000 sf per lot could be allowed He stated a residential development with sewer could be done a 15 units per acre or an applicant could propose rezoning the full site to Interstate Highway Interchange and then look at a mixed residential development which could generate townhomes up to 6 units per acre He stated apartments could be a conditional rezoning at 12 units per acre Mr Newton stated approximately 320 apartment units could be considered under a conditional rezoning At the inquiry of Vice Chairman RS “ Butch ” Lawter , Jr , Mr Newton stated staff’s recommendation was for approval He stated there are some unknowns with regards to the number of driveways because the Department of Transportation was waiting until formal driveway permit submittal Commissioner Bill Stovall asked what does the County’s Land Use Plan say about the parcel Mr Newton stated the area is located within a designated “ Regional Mixed Use Center ” future land use place type on the County’s Envision Johnston Comprehensive Land Use Plan and these areas are intended to be centers of activity that include a mix of retail , restaurant , service , office , and civic and institutional uses Commissioner Mike Rose asked if that includes industrial Mr Newton responded it does not ,