Board of Commissioners Meeting Minutes - December 1, 2025 6:00 PM

10 731 Meeting of the Johnston County Board of Commissioners December 1 , 2025 6 00 pm The Johnston County Board of Commissioners met in regular session Monday , December 1 , 2025 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 , April Stephens , Bill Stovall , and Mike Rose Absent Commissioner Michelle Pace Davis 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 Chairman Harris reminded everyone of the Board’s six priorities including Public Safety , Infrastructure , County Employees , Financial Stewardship , Educational Funding , and Land Use and the Board’s continuing efforts to keep these priorities in mind when working through the agenda Chairman Harris announced that Commissioner Michelle Pace Davis would be absent from tonight’s meeting 1 Appointments Announcement Chairman Patrick E Harris reported the Board utilized written ballots at the 10 00 am meeting for appointments to the Economic Development Advisory Board Chairman Harris stated the votes have been tallied and he announced the following appointments were made Economic Development Advisory Board – Edwin L Aldridge , Jr and Steve Hargis were reappointed for two year terms to expire on December 31 , 2027 with both receiving a waiver in the length of service policy 2 Approval Discussion of Agenda Upon a motion by Commissioner Ted G Godwin , seconded by Commissioner April Stephens , and carried by unanimous vote , the Board approved the agenda as presented 3 Public Comment None 4 Public Hearing Rezoning Requests Advertised – The Johnstonian News and The News in Review – November 19 and 26 , 2025 Certified letters were mailed to adjoining property owners on November 17 , 2025 Notices were posted at the locations on October 3 , 2025 for Cases 25 - 07 , 25 - 09 , and 25 - 11 ; and September 4 , 2025 for Case 25 - 08 The Chairman opened the Rezoning Hearing for Case 25 - 07 Case 25 - 07 Petition to rezone 30124 acres located on Gordon Road and US Hwy 70 W in the Clayton Township from Agricultural Residential AR and General Business GB to Industrial 1 Conditional Zoning I1 - CZ and Industrial 2 Conditional Zoning I2 - CZ Tax ID 05I05026F , 05I05026E , 05I05026A , 05I05026D , 05I05024A , 05I05026C , 05I06030D , & 05I06030 Owner Stephens Enterprises , LLC , Central Carolina Realty , Inc , MAL Properties , LLC & Stephens Center , Inc Applicant Beacon Partners Conditional Zoning Request Various I - 1 and I - 2 usesPage732 December 1 , 2025 – 6 00 pm Continued Planning Director Braston Newton stated the petition is to rezone 30124 acres located on Gordon Road and US Hwy 70 W in the Clayton Township from Agricultural Residential and General Business to Industrial 1 Conditional Zoning and Industrial 2 Conditional Zoning He stated the conditional zoning request is to allow for various Industrial 1 and Industrial 2 uses He noted the applicant has provided a list of uses in the conditions that would be prohibited The surrounding land uses are zoned Agricultural Residential and used for residential and agricultural purposes ; Industrial 1 and used for light industrial ; and there are several adjacent properties in the Wilson’s Mills ETJ and Clayton’s ETJ Mr Newton stated the area is located within a designated “ Employment Center ” place type on the County’s Envision Johnston Comprehensive Land Use Plan which is essentially a designation that allow for opportunities to develop employment in the County Mr Newton stated the traffic count for this portion of Gordon Road is not available and Gordon Road appears on the Comprehensive Transportation Plan as a secondary road consisting of two - lane cross section design with paved shoulders and is identified for modernization improvements to include lane and shoulder widening He noted the applicant has submitted a site plan for the Board’s consideration as part of the agenda packet that includes a planned building summary with proposed square footage The Chairman called for the applicant to come forward and called the following to everyone’s attention Proposed Conditions 1 Development of the property shall be in substantial conformance with the attached Concept plan , dated October 13 , 2025 Locations shown on the Concept Plan for committed elements including , but not limited to , setbacks , buildings , streets , and open areas , are conceptual in nature and provided for illustration and context only Final locations of elements shall be determined at subsequent stages of approval 2 A maximum of 2,850,000 square feet of development shall be permitted within the combined area of the Industrial 1 and Industrial 2 zoning boundaries Modifications to the Concept Plan to include additional buildings and accompanying infrastructure may be approved administratively by the Planning Director , provided such modifications comply with the total density permitted by this condition and all other applicable zoning standards and conditions 3 The following principal uses as listed in LDO Section 14 - 90 that are permitted , limited , or special uses in the Industrial 1 district shall be PROHIBITED within the portion of the subject property with Industrial 1 I - 1 zoning a Airport b Automotive Repair - Paint Body ; c Automotive Repair - Mechanical ; d Boat Manufacturing and Sales ; e Boat Sales and Repair ; f Carnival Circus Temporary ; g Clothing Textile Manufacturing ; h Dairy Products - Processing Distribution ; i Dry Cleaning Laundry Plants ; j Furniture Manufacturing ; k Leather Products - Luggage Manufacturing ; l Paper Goods - Manufacturing Distribution ; m Plastics Manufacturing - Rubber Products ; n Tire Recapping ; o Trucking Terminals - Transfer Companies ; p Upholstery Shop ; and q Wholesale Gasoline Storage Facility 4 The following principal uses as listed in LDO Section 14 - 90 that are permitted , limited , or special uses in the Industrial 2 district shall be PROHIBITED within the portion of the subject property with Industrial 2 I - 2 zoning a Airport ; b Asphalt Plant ; c Bedding Manufacturing ; d Carnival Circus temporary ; e Carpet Cleaning Manufacturing ; f Chemical Manufacturing - Household Industrial ; g Clothing Textile Manufacturing ; h Coal Wood Fuel Yards , Pole Treating Plants ; i Cotton Gin - Cotton Waste Processing ; j Dairy Products - Processing Distribution ; k Dry Cleaning Laundry Plants ; l Fertilizing Manufacturing ;Page733 December 1 , 2025 – 6 00 pm Continued m Flour Feed Mill ; n Foundries Producing Iron , Steel , Copper , Brass , Aluminum Products ; o Furniture Manufacturing ; p Hatchery ; q Junkyard Salvage Yards ; r Landfills ; s Livestock Sales ; t Meat Packing Plant ; u Paper Goods - Manufacturing Distribution ; v Plastics Manufacturing - Rubber Products ; w Poultry Processing Plant ; x Quarries ; y Storage of Explosives ; z Tanning Operations ; aa Tire Recapping ; bb Towers - Cellular , Radio , TV ; cc Treatment Plant - Water Sewer ; dd Upholstery Shop ; ee Wholesale Gasoline Storage Facility 5 Building height will be limited to a maximum of 50 feet , measured from first finished floor election to roof peak 6 A perimeter landscape buffer shall be provided in the areas depicted on the concept plan The minimum width of the perimeter buffer shall vary , as depicted on the Concept Plan Except for the buffer located adjacent to property with the Parcel Identification Number 167700 - 93 - 7316 which shall conform to LDO standards , all perimeter buffers shall be planted to double the Type C standard , such that the minimum plantings per 100 linear feet shall be as follows 6 large trees , 8 small trees , and 24 shrubs Existing vegetation may be used to meet the planting requirements 7 All buildings and or structures must comply with rules enforced by Federal State and local agencies 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 purpose of the proposed industrial zoning will allow for a master planned life sciences and industrial park A broad range of industrial and office uses are contemplated for this development , including but not limited to life sciences , distribution , advanced manufacturing , research and development and warehousing wholesale establishments This development will promote the general welfare of the surrounding area through the creation of a regional employment center to both host and support major employers This project will also maintain and promote public health and safety through significant improvements to public and private infrastructure in the area The project is also designed in a way to minimize impacts through the preservation of open space and provision of large , landscaped buffer areas 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 property and the surrounding area is designated as a future employment center by the County’s Future Land Use & Conservation Map The proposed industrial zoning designation is consistent with the county’s adopted plans place job - creating uses on the subject property Zoning conditions are provided to restrict uses that are incompatible with an employment center and adjacent residential uses 3 That the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity ; Applicant The proposed development is designed to maintain enhance the character of the surrounding area through the use of designated open spaces and wide perimeter buffers to create natural transitions between the proposed industrial uses and existing residential uses The proposed development will support the County’s continued growth in a responsible way by placing job - creating uses in an area designated by the County as an Employment Center 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 property is within the Employment Center Placetype on the Future Land Use & Conservation Plan Map Employment Centers are mixed - use areas targeted as the primary locations of job - generating uses in settings that meet today’s workplace expectations The mix of uses include light industrial , office , and or institutional uses These areas offer traditional workspace and can be supplemented by unconventional , collaborative workspace where innovation and education can intersect The proposed industrial zoning isPage734 December 1 , 2025 – 6 00 pm Continued consistent with the uses recommended in this placetype The proposed zoning will allow the development of job - generating uses on a large scale and in a setting that meets today’s workplace expectations Attorney Jamie Schwedler , 301 Fayetteville Street , Raleigh , with Parker Poe on behalf of the Applicant , addressed the Board Ms Schwedler stated in addition to the design team , she is joined by Josh McArdle and Walker Gorham of Beacon Partners Ms Schwedler presented the following information to the Board stating the proposed project will deliver a regional employment center and make significant private investments in public infrastructure while offering a significant amount of open space not otherwise required She stated the developers have worked in the area for years and she shared examples of recent developments PagePage pageNumber5735 December 1 , 2025 – 6 00 pm Continued Ms Schwedler stated they are planning for the exact type of development described in the “ Employment Center ” place type She reviewed the following proposed concept plan with the Board She stated in addition to the above concept plan , they offer key conditions , as follows PagePage pageNumber6736 December 1 , 2025 – 6 00 pm Continued Ms Schwedler reviewed the following list of proposed prohibited uses with the Board Ms Schwedler noted they have designed an enhanced natural buffer area in consideration of the community and nearby neighborhood concerns She stated they are also proposing a buffer that is three times the County’s standard width and twice the County’s standard in plantings PagePage pageNumber7737 December 1 , 2025 – 6 00 pm Continued Ms Schwedler reviewed information with the Board related to anticipated job creation as well as improvements in public infrastructure She reiterated that the developer would privately fund public infrastructure in an amount equal to 10 million She stated additionally , they estimate the revenue generated in annual property taxes would be approximately 20 million Ms Schwedler reviewed the following consistencies with the Land Use Plan as well as anticipated public benefits PagePage pageNumber8738 December 1 , 2025 – 6 00 pm Continued Ms Schwedler concluded the presentation and called for Josh McArdle with Beacon Partners to provide more information and answer any questions Mr McArdle stated Beacon Partners is a hyper - local firm with a long - term investment view point He stated they have a 40 + year history in the Carolinas and were founded in Charlotte He stated over their 40 years , 99 of their investments have been in the Carolinas , with most being in Raleigh and Charlotte Mr McArdle spoke on the importance of building relationships with community members and leaders that help them to develop quality projects for the area He stated they have a long - term investment nature and build to own for as long as 20 years He stated a lot of care goes into their developments with attractive architectural features in which the community can be proud Mr McArdle stated they are excited to propose the project in Johnston County and believe the development will be a good fit with their company He noted that Mr Trey Gordon is a long - term community member with land in between two of their parcels and he spoke at the Planning Board meeting with concerns about the proposed use Mr McArdle stated following the Planning Board meeting they met with Mr Gordon to assure him that their development would not impact his property or his livestock He stated by the end of the conversation , Mr Gordon seemed to be open to the project as long as they continue to be good neighbors which they intend to be Mr McArdle offered to answer any questions At the inquiry of Commissioner Ted G Godwin , Mr McArdle stated the existing buffer on the site is wooded Vice Chairman RS “ Butch ” Lawter , Jr commented that it is rare for the Board to see plans for additional buffering offered by the applicant as well as consistency with the Land Use Plan The Chairman called for anyone else that wished to speak to come forward No one came forward Vice Chairman Lawter stated he has some questions regarding the table of prohibited uses provided by the applicant He stated there are some additional uses that he would like to discuss Vice Chairman Lawter listed the following uses to discuss further Automotive Sales – New & Used ; Brick Tile Pottery Manufacturing Sales ; Cemeteries ; Concrete Plant ; Extraction of Earth Products ; Factories ; Greenhouse Nurseries ; Group Care Facility ; Manufacturing Uses – Operations ; Mini Storage Facility ; Mining Operation ; Monument Sales Works ; and Sawmills , Planning Mills , & Wooden Box Factories Vice Chairman Lawter stated he appreciates the uses that have already been identified by the applicant to be prohibited , but he also has concerns about these additional uses as some of them are somewhat vague Ms Schwedler requested a few moments to discuss the additional uses identified by Vice Chairman Lawter with her client At the inquiry of Commissioner Mike Rose , Mr McArdle stated the estimated 20 million in property tax revenue to be generated goes back to their targeted industries for the site which are life sciences , research and development , and laboratory type uses He stated the investments in those types of facilities can be staggering Mr McArdle stated while it is difficult to put an exact number on what the total investment could actually be , the raw potential is staggering The Board allowed the applicant a few minutes to discuss the additional list of uses identified by Vice Chairman Lawter with their legal counsel PagePage pageNumber9739 December 1 , 2025 – 6 00 pm Continued Ms Schwedler readdressed the Board and stated the applicant intends to attract sophisticated users ; however , the concern is inadvertently excluding a good tenant by mistake She stated they want to make sure to keep uses that would allow for employment and revenue generation as has been mentioned Ms Schwedler stated the additional uses they would be agreeable with prohibiting include Brick Tile Pottery Manufacturing Sales ; Cemeteries ; Concrete Plant ; Greenhouse Nurseries ; Group Care Facility ; Mining Operation ; Monument Sales Works ; and Sawmills , Planning Mills , & Wooden Box Factories She stated they would like to keep the other uses because sometimes there can be a distinction between a permitted use and an accessory use She stated they do not want to exclude a use that would eliminate a cutting - edge tenant that would bring a tremendous number of jobs to the County She stated based on Beacon’s history there are no plans to bring any kind of noxious or loud use that would harm the neighbors At the inquiry of Vice Chairman Lawter , Ms Schwedler stated they would like to keep Automotive Sales – New & Used ; Factories ; Manufacturing Uses – Operations ; and Mini Storage Facility as allowed uses Vice Chairman Lawter asked about the Extraction of Earth Products Ms Schwedler stated they are agreeable to prohibiting the Extraction of Earth Products Walker Gorham of Beacon Partners addressed the Board Mr Gorham stated any time they are looking at developing a multi - phase speculative business campus their goal is to preserve as much flexibility as possible He stated they do not want to restrict themselves as it relates to a gray area between accessory uses and primary uses Mr Gorham stated he does not have specific examples but it is the broader mandates that give them pause At the inquiry of Chairman Patrick E Harris , Ms Schwedler stated they are agreeable to the conditions as listed in the staff report with the addition of the uses that she consented to in her remarks 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 Mr Newton stated staff’s recommendation was for approval At the inquiry of Commissioner April Stephens , Mr Newton stated with every permit pulled in the County , whether it is for a new build or a change of occupancy of an existing building , staff reviews the details of the request to ensure that it fits within the allowed generalized uses in accordance with accepted land use definitions as well as the definitions in the Unified Development Ordinance Commissioner Bill Stovall asked of the remaining uses allowed , if there is anything in the standards that would address noxious odors coming from a manufacturing operation or factory Mr Newton responded there is nothing specific ; however , during site plan review , as it relates to any noxious odors , staff would be looking to make sure that scrubbers or other devices would be included in the processes so any odors would be kept at a minimum There being no further comments , the Chairman closed the Rezoning Hearing for Case 25 - 07 Decision on Rezoning Case 25 - 07 Case 25 - 07 Petition to rezone 30124 acres located on Gordon Road and US Hwy 70 W in the Clayton Township from Agricultural Residential AR and General Business GB to Industrial 1 Conditional Zoning I1 - CZ and Industrial 2 Conditional Zoning I2 - CZ Tax ID 05I05026F , 05I05026E , 05I05026A , 05I05026D , 05I05024A , 05I05026C , 05I06030D , & 05I06030 Owner Stephens Enterprises , LLC , Central Carolina Realty , Inc , MAL Properties , LLC & Stephens Center , Inc Applicant Beacon Partners Conditional Zoning Request Various I - 1 and I - 2 uses Vice Chairman RS “ Butch ” Lawter , Jr moved the Board adopt a Statement of Consistency Resolution and approve the rezoning request with conditions as modified and listed as follows for Case 25 - 07 Commissioner Ted G Godwin seconded the motion , which carried by unanimous vote Page0740 December 1 , 2025 – 6 00 pm Continued RESOLUTION FOR CASE NUMBER 25 - 07 RESOLUTION APPROVING ZONING AMENDMENT AND ADOPTING A STATEMENT OF CONSISTENCY REGARDING AN ORDINANCE AMENDING THE OFFICIAL ZONING MAPS OF JOHNSTON COUNTY WHEREAS , pursuant to NC Gen Stat § 160D - 605 , prior to adopting or rejecting a zoning amendment , the governing board is required to adopt a statement approving or rejecting the zoning amendment and describe if the amendment is consistent or inconsistent with the comprehensive zoning plan and why the board considers the action taken to be reasonable and in the public interest ; WHEREAS , the Johnston County Planning Board has reviewed a proposed amendment to The Official Zoning Maps of Johnston County , for parcels identified by Tax ID 05I05026F , 05I05026E , 05I05026A , 05I05026D , 05I05024A , 05I05026C , 05I06030D , & 05I06030 located on Gordon Road in Clayton Township , from Agricultural Residential AR and General Business GB to Industrial 1 - Conditional Zoning and Industrial 2 - Conditional Zoning I2 - 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 subject parcels are located within an Employment Center placetype and near existing industrial development that serves as major private sector employers in Johnston County 2 This Board finds and determines that it is reasonable and in the public interest to approve the proposed amendment because a The scale and intensity of the proposed conditional development is consistent with the intensity of existing development and future development as described for the reemployment center place type 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 Agricultural Residential and General Business to Industrial - 1 Conditional Zoning and Industrial 2 - Conditional Zoning st Adopted this the 1 day of December , 2025 Conditions 1 Development of the property shall be in substantial conformance with the attached Concept plan , dated October 13 , 2025 Locations shown on the Concept Plan for committed elements including , but not limited to , setbacks , buildings , streets , and open areas , are conceptual in nature and provided for illustration and context only Final locations of elements shall be determined at subsequent stages of approval 2 A maximum of 2,850,000 square feet of development shall be permitted within the combined area of the Industrial 1 and Industrial 2 zoning boundaries Modifications to the Concept Plan to include additional buildings and accompanying infrastructure may be approved administratively by the Planning Director , provided such modifications comply with the total density permitted by this condition and all other applicable zoning standards and conditions 3 The following principal uses as listed in LDO Section 14 - 90 that are permitted , limited , or special uses in the Industrial 1 district shall be PROHIBITED within the portion of the subject property with Industrial 1 I - 1 zoning a Airport b Automotive Repair - Paint Body ; c Automotive Repair - Mechanical ;Page1741 December 1 , 2025 – 6 00 pm Continued d Boat Manufacturing and Sales ; e Boat Sales and Repair ; f Carnival Circus Temporary ; g Cemeteries h Clothing Textile Manufacturing ; i Dairy Products - Processing Distribution ; j Dry Cleaning Laundry Plants ; k Furniture Manufacturing ; l Greenhouse Nurseries m Group Care Facility n Leather Products - Luggage Manufacturing ; o Paper Goods - Manufacturing Distribution ; p Plastics Manufacturing - Rubber Products ; q Tire Recapping ; r Trucking Terminals - Transfer Companies ; s Upholstery Shop ; and t Wholesale Gasoline Storage Facility 4 The following principal uses as listed in LDO Section 14 - 90 that are permitted , limited , or special uses in the Industrial 2 district shall be PROHIBITED within the portion of the subject property with Industrial 2 I - 2 zoning a Airport ; b Asphalt Plant ; c Bedding Manufacturing ; d Brick Tile Pottery Manufacturing Sales e Carnival Circus temporary ; f Carpet Cleaning Manufacturing ; g Cemeteries h Chemical Manufacturing - Household Industrial ; i Clothing Textile Manufacturing ; j Coal Wood Fuel Yards , Pole Treating Plants ; k Concrete Plant - Manufacturing l Cotton Gin - Cotton Waste Processing ; m Dairy Products - Processing Distribution ; n Dry Cleaning Laundry Plants ; o Extraction of Earth Products p Fertilizing Manufacturing ; q Flour Feed Mill ; r Foundries Producing Iron , Steel , Copper , Brass , Aluminum Products ; s Furniture Manufacturing ; t Greenhouse Nurseries u Group Care Facility v Hatchery ; w Junkyard Salvage Yards ; x Landfills ; y Livestock Sales ; z Meat Packing Plant ; aa Mining Operation bb Monument Sales Works cc Paper Goods - Manufacturing Distribution ; dd Plastics Manufacturing - Rubber Products ; ee Poultry Processing Plant ; ff Quarries ; gg Sawmills , Planning Mills , & Wooden Box Factories hh Storage of Explosives ; ii Tanning Operations ; jj Tire Recapping ; kk Towers - Cellular , Radio , TV ; ll Treatment Plant - Water Sewer ; mm Upholstery Shop ; nn Wholesale Gasoline Storage Facility 5 Building height will be limited to a maximum of 50 feet , measured from first finished floor election to roof peak Page2742 December 1 , 2025 – 6 00 pm Continued 6 A perimeter landscape buffer shall be provided in the areas depicted on the concept plan The minimum width of the perimeter buffer shall vary , as depicted on the Concept Plan Except for the buffer located adjacent to property with the Parcel Identification Number 167700 - 93 - 7316 which shall conform to LDO standards , all perimeter buffers shall be planted to double the Type C standard , such that the minimum plantings per 100 linear feet shall be as follows 6 large trees , 8 small trees , and 24 shrubs Existing vegetation may be used to meet the planting requirements 7 All buildings and or structures must comply with rules enforced by Federal State and local agencies The Chairman reopened the Rezoning Hearing for Case 25 - 08 Case 25 - 08 Petition to rezone 02 acres of a 0872 acre tract located at 11114 Cleveland Road in the Cleveland Township from Agricultural Residential AR to General Business GB Tax ID 06E02144X Owner Bobby Creech Applicant Jana Brown Planning Director Braston Newton stated the petition is to rezone 02 acres of a 0872 acre tract located at 11114 Cleveland Road in the Cleveland Township from Agricultural Residential to General Business Mr Newton recalled that the Board has looked at this property in the past He noted the property just to the northwest was previously rezoned to General Business a few years ago and the 02 portion outlined in red on the zoning map is the subject site in question for this case Mr Newton stated as he understands , the applicant has intentions to develop a small retail business He stated they first intended to have the business in the existing home on the property already located within the appropriately zoned area ; however , it was determined to be cost prohibitive and have since decided to build a new structure on the subject site which requires the rezoning The surrounding land uses are zoned Agricultural Residential and used for residential and agricultural purposes ; General Business and used as a storage facility , commercial flex building , vape shop , and various other general business uses Mr Newton stated the area is located within a designated “ Medium Density Residential ” future land use place type on the County’s Envision Johnston Comprehensive Land Use Plan which denotes an area characterized by moderate density residential development allowing residents to live close to jobs , shopping , and services Mr Newton stated there are multiple commercial properties in the area He stated the traffic count for this portion of Cleveland Road is 11,500 vehicles per day as of 2022 and appears on the Comprehensive Transportation Plan as an existing minor thoroughfare needing improvement Mr Newton reminded the Board that this is a straight General Business rezoning request ; therefore , no special conditions would be applied to the use Applicant Jana Brown , 602 Balmoral Street , Clayton , stated the existing house on the property is not structurally sound for what she would like to do which is to open an ice cream shop and offer small craft type sales Ms Brown stated they have redrawn the property line in order to construct a new building for the business She stated they would like to rezone the remainder of the property General Business to match the rest of the site At the inquiry of Commissioner Mike Rose , Ms Brown confirmed that her father owns the adjacent car lot The Chairman called for anyone else that wished to speak to come forward No one came forward 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 Upon a question by Commissioner April Stephens , Mr Newton confirmed that if approved for General Business , if the applicant closes the ice cream shop , the site could reopen for any other use allowed within the General Business table of uses Commissioner Stephens asked what the process would be if the Board were to ask the applicant to instead consider a conditional zoning Mr Newton stated the Board can deny the rezoning as currently requested and the applicant could bring the request back as a conditional use request because that would be considered a substantial change He stated the applicant would have to submit a site plan at that time and would be restricted to that site plan except for minor modifications that could be addressed on a staff level Page3743 December 1 , 2025 – 6 00 pm Continued Commissioner Stephens stated she has no objections to an ice cream shop ; however , her concern is that the Board has been trying to be consistent with conditional zoning as much as possible in order to know exactly what will happen to a piece of property in the future Upon a question by Commissioner Bill Stovall , Mr Newton stated if a conditional zoning was applied to the subject 02 acre site only , it would not be much of a value to anyone He noted the balance of the property would still be zoned General Business Mr Newton stated the Board can encourage the applicant to bring the entire property back to be considered as conditional zoning , but for now the request is only for the 02 strip of an acre Commissioner Stovall stated he can understand the concerns by Commissioner Stephens ; however , in this case , the remainder of the property is still going to be General Business Commissioner Stephens stated her concern is that there was a past case where an applicant wanted to extend a property line so the entire property would be zoned the same and although that was for light industrial which is a different zoning classification , the root issue is similar Commissioner Stephens stated her concern is consistency with future cases There being no further comments , the Chairman closed the Rezoning Hearing for Case 25 - 08 Vice Chairman RS “ Butch ” Lawter , Jr stated he thinks that the previous case mentioned by Commissioner Stephens predated conditional zoning ; however , he can agree that the precedent this Board has established is to try and have conditional zoning as much as possible Vice Chairman Lawter commented that the zoning goes with the property and not the owner and although the applicant is planning for an ice cream shop , if that property changes ownership in the future , anything allowed within the General Business designation would be allowed on this property Commissioner Mike Rose stated while he agrees with comments by Vice Chairman Lawter , the difference for him in this case is that this site is 02 acres which is very small and the remaining acreage is already zoned General Business Commissioner April Stephens stated she wants to make sure that the Commissioners still all agree that conditional zoning is preferred Vice Chairman Lawter agreed noting that as others come before the Board , conditional zoning is preferred Decision on Rezoning Case 25 - 08 Case 25 - 08 Petition to rezone 02 acres of a 0872 acre tract located at 11114 Cleveland Road in the Cleveland Township from Agricultural Residential AR to General Business GB Tax ID 06E02144X Owner Bobby Creech Applicant Jana Brown Commissioner Ted G Godwin moved the Board adopt the following Statement of Consistency Resolution and approve the rezoning request for Case 25 - 08 Commissioner April Stephens seconded the motion , which carried by unanimous vote RESOLUTION FOR CASE NUMBER 25 - 08 RESOLUTION APPROVING A ZONING AMENDMENT AND ADOPTING A STATEMENT OF CONSISTENCY REGARDING AN ORDINANCE AMENDING THE OFFICIAL ZONING MAPS OF JOHNSTON COUNTY WHEREAS , pursuant to NC Gen Stat § 160D - 605 , prior to adopting or rejecting a zoning amendment , the governing board is required to adopt a statement approving or rejecting the zoning amendment and describe if the amendment is consistent or inconsistent with the comprehensive zoning plan and why the board considers the action taken to be reasonable and in the public interest ; WHEREAS , the Johnston County Planning Board has reviewed a proposed amendment to The Official Zoning Maps of Johnston County , for a parcel identified as Tax Tag ID 06E02144X located at 11114 Cleveland Road in Cleveland Township , from Agricultural Residential to General Business Page4744 December 1 , 2025 – 6 00 pm Continued 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 and updates thereto because the Land Use Plan and updates indicate that a The property is located in a high growth corridor on a major collector road , in a designated medium density placetype Multiple commercial uses exist in the immediate vicinity of the subject property 2 This Board finds and determines that it is reasonable and in the public interest to approve the proposed amendment because a The zoning designation of General Business provides expanded opportunity for job creation and economic stability , and community services for a growing area ; and 3 This Board approves the proposed zoning amendment from Agricultural Residential to General Business st Adopted this the 1 day of December , 2025 The Chairman opened the Rezoning Hearing for Case 25 - 09 Case 25 - 09 Petition to rezone 26 acres located at 7346 Brogden Road 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 Small Box Retail type store Planning Director Braston Newton stated the petition is to rezone 26 acres located at 7346 Brogden Road in the Boon Hill Township from Agricultural Residential to General Business - Conditional Zoning He stated the conditional zoning request is to allow for a small box retail type store The surrounding land uses are zoned Agricultural Residential and used for residential and agricultural purposes ; Community Business and used as a gas station convenience store , church , and fire department Mr Newton stated the area is located within a designated “ Rural Crossroads ” future land use place type on the County’s Envision Johnston Comprehensive Land Use Plan and uses typically include convenience retail , food outlets , restaurants , fuel stations , and agricultural support uses Mr Newton stated the traffic count for this portion of Brogden Road is 1,700 vehicles per day as of 2023 and appears on the Comprehensive Transportation Plan as an existing minor thoroughfare with adequate design capacity ; however , this corridor has been identified as needing lane and shoulder widening in the future for safety as traffic counts rise Mr Newton reviewed the site plan with the Board that was provided by the applicant and included in the agenda packet He stated the conditions , as currently listed , limit the small box retail store to 10,000 square feet The Chairman called for the applicant to come forward and called the following to everyone’s attention Proposed Conditions 1 Permitted Uses Small box type Retail Store proposed by applicant 2 Building size limited to 10,000 square feet proposed by applicant 3 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 4 All buildings and or structures must comply with rules enforced by Federal , State and Local agencies 5 Must comply with all traffic improvements as required by NCDOT 6 Lighting shall be dark sky and engineered so as not to shine onto adjacent properties Page5745 December 1 , 2025 – 6 00 pm Continued 7 Installation of a Class B Buffer along zoning lines 2 large trees , 3 small trees , and 9 shrubs per 100 linear feet A natural vegetative buffer may be used in lieu of the Class B buffer if it is equally or more intense 8 Hours of Operation Monday through Sunday , 7 00am to 11 00pm Proposed by staff 9 Signage must comply with sign code Sec 14 - 509 10 A comprehensive site plan shall be submitted for review and approval in accordance with Johnston County Land Development Code , Article V 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 of the development will be retail sales and as such will be operated to provide for the safety of the public that will be shopping at the store and for the employees that will be working at the store The public areas of the site have been designed to provide safe pedestrian and vehicular movements The site will be designed to meet County , State , and Federal codes and regulations The layout of the development has been designed to meet the requirements of the Johnston County Development code and the access requirements of the North Carolina Department of Transportation Stormwater runoff from the development will be managed in accordance with Johnston County and North Carolina Department of Environment and Natural Resources requirements The sanitary sewer septic system to serve the retail facility will be designed in accordance with Johnston County Health Department requirements 2 That the use of the development appears to comply with all required use and intensity regulations of Articles II & IV of the Johnston County Land Development Code and the applicable specific standards in section 14 - 257 and with all applicable regulations ; Applicant The proposed district classification is General Business - Conditional Use The Brogden Rd are already has several properties that are zoned Community Business , so these permitted uses are already deemed to be appropriate for the neighborhood area The intent of this rezoning is to restrict limit any uses in General Business that are not allowed in Community Business The sole reason for requesting General Business is because of the retail size limit of 6,500 sf in Community Business The proposed use will be 9,100 sf 3 That the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity ; Applicant The rezoning of the property to General Business - Conditional Use will be of benefit to the Surrounding neighborhoods by providing commercial services that will be conveniently located in a centralized location The location of the project on Brogden Road will provide for ease of vehicular access to and from the property for the general public The proposed retail facility will provide everyday grocery and general use merchandise for a portion of the county that is underserved in shopping options This will reduce trips and the impact on the local road network as users will not need to drive as far for these items The site will be designed to provide an attractive facility that will compliment the local residential and commercial uses Landscaping will be included in the construction of the facility to enhance the appeal of the property and buffers will be provided to provide a visual barrier between the proposed retail store and adjacent uses 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 site will be designed to meet applicable Johnston County Land Development codes and ordinances The project is located off Brogden Rd near the intersection of Baker’s Chapel Rd , which is located near other Commercial zoned properties , and will provide conveniently located shopping option for local residents Brent Purdum , 4006 Barrett Drive , Raleigh , Bowman Engineering , representing the Applicant , offered to answer any questions by the Board Mr Purdum stated they held three neighborhood meetings and received no concerns from the neighbors that came to those meetings He stated they also shared the plans with the North Carolina Department of Transportation , and they did not have any road improvement requirements based on the current traffic counts Commissioner Mike Rose stated the site plan appears to be well within the property boundary lines and there is a pond on that property towards the back He stated the use appears to be located a good distance from the existing pond and asked if there will be a separate stormwater retention pond Commissioner Rose also asked about the existing structure on the property Mr Purdum confirmed there will be a separate stormwater retention pond for the development Mr Purdum stated there is an existing home on the property , but that portion of the site is not included within their plan The Chairman called for anyone else that wished to speak to come forward No one came forward Page6746 December 1 , 2025 – 6 00 pm Continued 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 At the inquiry of the Chairman , the applicant confirmed they are in agreement with the conditions as listed Chairman Patrick E Harris acknowledged an email received by the Board from Kevin Overman regarding Case 25 - 09 Commissioner Ted G Godwin stated he is familiar with this area and in thinking about the traffic in that community , it is conceivable that the creation of such a retail store could perhaps lower the overall traffic if people do not have to travel to other areas for things they need He stated towards that end , he can see where this could be a good thing for the community Commissioner Mike Rose commented that this area is about a mile and a half from where he grew up and when he was a child this was always a place where there was a country store Commissioner Rose stated he can remember three different country stores in this general location over the years Commissioner Rose also noted he spoke with several people that live in that area and he found everyone he spoke with to be in support There being no further comments , the Chairman closed the Rezoning Hearing for Case 25 - 09 Decision on Rezoning Case 25 - 09 Case 25 - 09 Petition to rezone 26 acres located at 7346 Brogden Road 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 Small Box Retail type store Commissioner Mike Rose moved the Board adopt the following Statement of Consistency Resolution and approve the rezoning request with conditions as listed below for Case 25 - 09 Commissioner Ted G Godwin seconded the motion , which carried by unanimous vote RESOLUTION FOR CASE NUMBER 25 - 09 RESOLUTION APPROVING A ZONING AMENDMENT AND ADOPTING A STATEMENT OF CONSISTENCY REGARDING AN ORDINANCE AMENDING THE OFFICIAL ZONING MAPS OF JOHNSTON COUNTY WHEREAS , pursuant to NC Gen Stat § 153A - 341 , 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 County Planning Board has reviewed a proposed amendment to The Official Zoning Maps of Johnston County , for a parcel identified as tax Tag ID 04N13069G located at 7346 Brogden Road in the Boon Hill Township , from Agricultural Residential to General Business - Conditional Zoning 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 Page7747 December 1 , 2025 – 6 00 pm Continued 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 and updates thereto because the Land Use Plan and updates indicate that a The property is located in a rural crossroads node which is intended to be a small concentration of commercial uses in rural areas of the county 2 This Board finds and determines that it is reasonable and in the public interest to adopt the proposed amendment because a The conditional zoning and proposed use is consistent with the existing and future development in the vicinity and intensity and impact is consistent with the rural character 3 This Board approves the proposed zoning amendment from Agricultural Residential AR to General Business - Conditional Zoning st Adopted this the 1 day of December , 2025 Conditions 1 Permitted Uses Small box type Retail Store 2 Building size limited to 10,000 square feet 3 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 4 All buildings and or structures must comply with rules enforced by Federal , State and Local agencies 5 Must comply with all traffic improvements as required by NCDOT 6 Lighting shall be dark sky and engineered so as not to shine onto adjacent properties 7 Installation of a Class B Buffer along zoning lines 2 large trees , 3 small trees , and 9 shrubs per 100 linear feet A natural vegetative buffer may be used in lieu of the Class B buffer if it is equally or more intense 8 Hours of Operation Monday through Sunday , 7 00am to 11 00pm 9 Signage must comply with sign code Sec 14 - 509 10 A comprehensive site plan shall be submitted for review and approval in accordance with Johnston County Land Development Code , Article V The Chairman reopened the Rezoning Hearing for Case 25 - 11 Case 25 - 11 Petition to rezone 114 acres of an 894 acre parcel located at 16745 Buffalo Road in the Wilders Township from Agricultural Residential AR to Community Business - Conditional Zoning CB - CZ Tax ID 16J01009D Owner Wallace Paul White and Vincent Paul White Applicant Vince and P , LLC Conditional Zoning Request Personal Services - Fitness Exercise Athletic and business retail store and multiple other Community Business possibilities Planning Director Braston Newton stated the petition is to rezone 114 acres of an 894 acre parcel located at 16745 Buffalo Road in the Wilders Township from Agricultural Residential to Community Business - Conditional Zoning He stated the conditional zoning request is to allow for personal services to include fitness exercise athletic and business retail store and multiple other Community Business possibilities The surrounding land uses are zoned Agricultural Residential and used for residential and agricultural purposes ; and Community Business – Special Use District and used as a contractor’s yard Mr Newton stated the area is located within a designated “ Low Density Residential ” future land use place type on the County’s Envision Johnston Comprehensive Land Use Plan Mr Newton stated the traffic count for this portion of Buffalo Road is 8,100 vehicles per day as of 2018 and Buffalo Road appears on the Comprehensive Transportation Plan as an existing boulevard needing improvement Mr Newton noted that 2018 was the last traffic count taken on this portion of Buffalo Road by the Department of Transportation Mr Newton stated the applicant has provided a site plan which has been included in the agenda packet and the applicant has also provided an amended application At the inquiry of Commissioners April Stephens and Ted G Godwin , Mr Newton confirmed there is an existing structure on the site which is included on the site plan Mr Newton stated everything within the shaded portion of the site plan is included in the rezoning request Mr Newton confirmed this request is the result of a complaint received by staff Page8748 December 1 , 2025 – 6 00 pm Continued The Chairman called for the applicant to come forward and called the following to everyone’s attention Proposed Conditions 1 Proposed uses Personal Services Fitness , Health , Athletic limited to 12,500 sf ; Auto Repair limited to 2000 sf , no more than 8 vehicles stored overnight ; Barber Beauty Shop limited to 2000 sf ; Bed & Breakfast ; Business - office only ; Dance Studio Gymnastics ; Day care facility adult and child ; Farmers Market not flea market ; Feed and Seed Sales ; Home occupation accessory to dwelling ; Landscaping Nursery Stock Sales ; Art Gallery ; Medical Clinic ; Place of Worship ; Printing Reproduction Publishing limited to 5000 sf ; Riding Stables limited to 5 acres ; Day Spa limited to 12500 sf ; Medical Spa limited to 12500 sf ; Tanning Salon limited to 2000 sf ; Agri - Business - Retail ; Vendor sales proposed by applicant 2 The development shall conform to all requirements of the Johnston County Land Development Code 3 Applicant shall submit a detailed site plan for review and approval by the Planning and Zoning Department Staff 4 A Class B 2 large trees , 3 small trees , and 9 shrubs every 100 linear feet landscape buffer shall be installed along all conditional zoning lines and must be placed outside of any fencing existing vegetation may be used 5 All signage shall comply with the Johnston County sign code 6 All structures must comply with all rules enforced by Federal , State , and Local agencies 7 Any lighting will be dark sky or down lighting so as not to shine onto adjacent properties 8 Strict adherence to the Johnston County Noise ordinance must be followed 9 Access road must be paved through Right - of - way Required by NCDOT 10 At time of development ? Stormwater permit required if 17,000 sf or more of impervious area will be added ? Property is limited to 154 impervious area without stormwater controls ? Erosion control permit required if an acre or more will be disturbed ? Wetlands should be delineated and shown on the plan if present as well as all jurisdictional features and buffers Items in condition 1 that have a strike through were removed from consideration 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 is located on the interior of a large parcel within an existing building that is adequate for the proposed use The proposed use will be more than a fitness facility It will be a hub for health , community , and personal growth The use will be a much needed space where local residents can prioritize their well - being The use will have limited hours and will generate low traffic volumes , primarily during off - peak hours , reducing traffic concerns on SR - 1003 2 That the use of the development appears to comply with all required use and intensity regulations of Articles II & IV of the Johnston County Land Development Code and the applicable specific standards in section 14 - 257 and with all applicable regulations ; Applicant The proposed use will offer a welcoming environment for people of all ages and fitness levels , fostering a sense of belonging and encouraging healthy lifestyles , physically and mentally The re - purposing of an underutilized building lot will contribute to the thoughtful development of the community The use will be a positive addition to the local neighborhoods , promoting health , strengthening community ties , and supporting local economic growth 3 That the use or development is located , designed , and proposed to be operated so as to maintain or enhance the value of contiguous property , or that the use or development is a public necessity ; Applicant The proposed use will emphasize quality of life improvements and foster stronger community ties Developers of neighborhoods in the area have stated that they believe the proposed use will benefit homeowners The proposed use will be a good use for an under utilized building and will be utilized for resident benefits 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 use emphasizes economic development and quality of life improvements The location is within what could be defined as a neighborhood center , providing jobs , and attract visitors who can support nearby businesses such as small agri business and “ mom and pops ” retail Page9749 December 1 , 2025 – 6 00 pm Continued John Oglesby , 535 Barrett Lane , Archer Lodge , CSD Engineering , representing the Applicant , addressed the Board Mr Oglesby stated Mr White approached him about the request after he received a notice from the County in late July Mr Oglesby informed the Board that he knows Mr White both personally and professionally and he can say that Mr White wants to do things the right way and was unaware that this use was not allowed in the existing structure , based on how it had been utilized in the past Mr Oglesby stated Mr White immediately responded to the County’s violation notice and a meeting was held with County staff in August Mr Oglesby noted the County staff has been very helpful throughout the process He stated they held a neighborhood meeting to have open and honest communication with the neighbors in the immediate area and there were no serious concerns from anyone that attended that meeting about a fitness type facility Mr Oglesby further stated the neighbors were very concerned as to what could happen to the property in the future if the fitness center were to close He stated as a result of those concerns , they have specifically listed uses in the conditions to address the concerns Mr Oglesby stated at the Planning Board meeting there were additional concerns ; therefore , they have amended the application to further restrict the uses Mr Oglesby continued that the current fitness and health use is a scheduled operation only and is not an open gym like a Planet Fitness or a YMCA Mr Oglesby stated they plan to install the required plantings and buffers as outlined in the County’s ordinances He reiterated that uses have been restricted from what would normally be allowed within a neighborhood center Mr Oglesby stated the neighbors have expressed their willingness to work with Ms Michelle Benedict , the current operator of the fitness facility , and Ms Benedict only wants to be a good neighbor Mr Oglesby shared the following photos with the Board regarding the current facility’s use Property Owner Paul White , 114 Main Street , Wendell , stated he owns the property along with his son Mr White stated they have restricted the uses and only plan to use the facility for a personal fitness training operation He stated this is not to be mistaken for a traditional gym where people can come and go at any time Mr White clarified that this would be a fitness facility only occupied by five to ten people at any given time soPage0750 December 1 , 2025 – 6 00 pm Continued the traffic would be minimal Mr White stated they would also have a farm store and a business office for the gym He stated the property is part of a family farm that goes back 50 years and originally part of a 160 acre tract He stated this tract was sold back in the 1990s and the people at that time used it as a gym with an apartment and shop Mr White stated this facility served two businesses in the past , one being a vehicle restoration operation which is why he thought the facility could be used for a fitness facility now Mr White stated the use will benefit the Clyde’s Chapel Community and he offered to answer any questions Michelle Benedict , 16745 Buffalo Road , stated she lives on the property Ms Benedict stated she would like to apologize for operating the business in violation She explained that prior to locating her business on the site , which was listed by a realtor as a commercial property , she and her realtor visited the immediate neighbors to inform them of her plans She stated the adjacent property owners were very excited about her plans and have been members of the facility Ms Benedict stated she has tried to have open and honest communication with the neighbors She shared the following information with the Board regarding facility attendance Ms Benedict also shared information with the Board as it relates to past property ownership and uses noting that a business called Cobras R Us , Inc had been operating a business on the site for 20 years Ms Benedict stated she and her realtor contacted the County and were given permission to hold small group classes with no issues Ms Benedict indicated that she thinks there was not a lot of understanding as to what she was asking versus what the County was expecting and the complaint concerned the farm store they added to the gym Ms Benedict stated she partners with local farmers in the area for products that are sold in the farm store Ms Benedict stated she has owned and operated the cross fit gym for 20 years and at her pervious gym in Fort Bragg , she partnered with local farmers and had a farm shop at that gym She stated this was her vision for the subject site which is how the violation came about Ms Benedict stated the farm shop is allowed as an agricultural use ; however , cross fit is not allowed Ms Benedict continued that her goal is to bring a business to Johnston County not only for physical health , but also mental and emotional wellbeing Ms Benedict stated they offer very small group classes that allow people in the community to have alternate times to exercise She stated there is less than 40 people attending on a daily basis and there are no plans for any major improvements other than the in