STON Co Johnston County Planning Board May 20, 2025-6:00 PM: 1 Johnston County Courthouse County Commissioners Room Smithfield, North: Carolina AROM 1. PLEDGE OF ALLEGIANCE 2. APPROVAL OF THE MINUTES: From the April 15th, 2025 Planning Board Meeting 6:00pm (Subdivision Review) 3. SUBDIVISIONS (Speakers to be Sworn In) Coates Crossing (19.45 acres, 7 lots) NC Hwy 210 and N. Pleasant Coates Rd. in Elevation Township. Hocutt Farm (13.55 acres, 12 lots) 11000 Block of Covered Bridge Rd. (SR 1700) just west of NC Hwy 96 N in O'Neals Township. Cobb Tract (12.77 acres, 14 lots) 1000 Block of" Two Claude Rd. (SR 1534) just south of Wagon Trl. in Pleasant Grove Township. Jasper Landing Phase 2 (14.99 acres, 16 lots) 3457 Lassiter Rd. (SR 1335) in Elevation Township. Buck Crossing (98.11 acres, 62 lots) 12000 Block of Buck Rd. (SR 2105) north of NC Hwy 231 in O'Neals Township. 6:00pm or after (Public Hearings) 4. TEXT AMENDMENT CASE TXT 25-01 Text Amendment Request 25-01: Sect. 14-81 & Sect. 14-89: To allow more housing density and housing types in the Neighborhood Center Place Type as contained in the Johnston County Land Use Plan. Petitioner: Thomas H. Johnson, Jr. Attorney for WBB Development, LLC Amend Sec. 14-89 to allow Multi-Family Residential up to 20 units per acre, Townhomes up to 6 units per acre, and Single-Family up to 3 units per acre within a mixed-use development in the General Busines-Conditional Zoning District (GB-CZ) per Section 14-81(e). Amend Sec. 14-81 to add: (e) Residential (1) Multi-Family Residential up to 20 units per acre, Townhomes up to 6 units per acre, and Single-Family up to 3 units per acre are allowed in the General Business-Conditional Zoning District (GB-CZ) in a mixed-use development but only within the consistent with the Neighborhood Center Place Type as defined in the 2023 Comprehensive Land Use Plan and shown on the Future Land Use Placetypes Map. 5. DISCUSSION ITEMS 6. INFORMATION ITEMS 7. NEXT MEETING: June 17th, 2025 8. ADJOURNMENT DRAFT MEETING OF THE JOHNSTON COUNTY PLANNING BOARD Tuesday, April 15, 2025 6:00 p.m. The Johnston County Planning Board met in regular session on Tuesday, April 15, 2025 at 6:00 p.m. in the County Commissioners Meeting Room, Johnston County Courthouse Annex, Smithfield, N.C. with the following members: Present: Susan Ford, Brooke Holmes, Debbie Howard, Freddie Hudson, Tim Little, Gary Lovering, Jay Sasser Absent: Jared Crenshaw, Will Letchworth, BOCC Representative, BOE Representative Also present: Braston Newton, Director; Todd Marr, Senior Planner; Cameron Pittman, Planner; Jennifer Slusser, County Attorney Vice-Chair Little opened the meeting at 6:00 p.m. with the Pledge of Allegiance led by Mr. Hudson. Approval of the Minutes: Upon a motion by Mr. Hudson to approve the March 18, 2025 Planning Board Minutes, seconded by Mr. Lovering, and carried by a unanimous vote of 7-0, the March 18, 2025 Planning Board Minutes were approved as presented. All speakers were sworn in. Vice-Chair Little announced that Case 24-24 MOD had been withdrawn by the Applicant. Subdivisions: Farm Field Owner: JR Development Developer: JR Development Surveyor/Engineer: Alsey J. Gilbert, PLS Tax ID #: 1IM020030 Address: 200 Block of Rice Rd. Acreage/Lots: 30.55 acres, 21 lots Mr. Marr introduced the subdivision and referenced the above information. Mr. Marr stated that this parcel is within the ESA, however no floodplain appears on the parcel. Mr. Alsey Gilbert, 442-1/2 E. Main St., Clayton, N.C., Surveyor, stated the particulars of the proposed subdivision and was present to answer any questions from the Board. Mr. Gilbert confirmed that the Board had the updated preliminary plat. Vice-Chair Little asked about the difference between the preliminary plats. Mr. Gilbert stated that they removed a cul-de-sac. Mr. Gilbert stated that the soil scientist went out a second time and didn't like some of the soils. Mr. Gilbert stated that they made some changes, delayed a month, and brought it back with a revised preliminary plat. Mr. Gilbert stated that it has good impervious areas. Ms. Holmes asked about buffers for lots 14, 15, and 16 because of an existing house neighboring the proposed subdivision. Mr. Gilbert responded that the existing house was cut out of the subject parcel for the same lady, JR, and she just wanted to sell it because it was an existing house and to get it out of the subdivision. Mr. Gilbert stated that there were no plans for buffers. There was no further discussion. Vice-Chair Little asked for the staff recommendation. Mr. Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report. Ms. Holmes expressed concern about the capacity versus the enrollment of the schools affected by the proposed subdivision. Staff Recommendation: Approval Upon a motion by Mr. Sasser to approve Farm Field, seconded by Ms. Holmes, Farm Field was approved by a unanimous vote of 7-0 at the April 15, 2025 Planning Board Meeting. Conditions and Requirements [Planningl 1. All lots must be a minimum of 40,000 sf. 2. Complete flood plain information 3. Metes & bounds 4. Certifications 5. Entrance sign & street signs 6. Street name approval 7. All lots shall access internal streets 8. Cul-de-sac lots must have 40' road frontage 9. Complete improvements or provide performance guarantee 10. Provide final plat Street Disclosure Statement Certificate for street maintenance (DM Sec 7, L. item 8) 11. Show to whom open space is dedicated 12. Provide 20' fee simple access to open space 13. Street Lighting shall be installed in accordance with LDC Sec. 14-364 prior to recording. 2 14. Provide utility easements along all lot lines in accordance with LDC Sec. 14-75 (d) (3) 15. Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units: a. CBU shall not impede the flow oft traffic. b. CBU shall not obstruct the operation and maintenance of utility services. C. CBU shall meet ADA and Fire Code requirements. [Environmental Health] 16. Approval ofall lots for onsite sewage disposal or statement for each unapproved lot [NCDOT] 17. A driveway permit and subdivision design approval must be obtained prior to construction 18. All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures, NCDOT Subdivision Roads Minimum Construction Standards, and Policy on Street and Driveway Access to North Carolina Highways 19. It will be determined at the time the driveway permit application is submitted if any road improvements will be required [Public Utilities] 20. Stormwater & Erosion Control Permits Required 21. Stormwater Statement Required 22. Wetlands should be delineated and shown on the plan if any are present as well as any. jurisdictional features and buffers. 23. Property is located within the ESA and limited to 12% impervious area without stormwater management. 24. Construction plans will have to be submitted and approved for waterline construction. [Emergency Services] 25. Provide construction details for access road. 26. Provide road grade information. 27. Provide cul-de-sac details. 28. Provide a fire flow test. 29. Provide fire hydrant distribution plan/layout. The Woods at Meadow Downs Owner: Joe Godwin Sr. Developer: SALT Land Holdings, LLC Surveyor/Engineer: Godwin Engineering, PA Tax ID #: 09J16067 3 Address: 1325 Barefoot Rd. Acreage/Lots: 31.9 acres, 31 lots Mr. Marr introduced the subdivision and referenced the above information. Mr. Joe Godwin, 20 E. Piccadilly St., Winchester, VA, Godwin Engineering, stated the particulars of the proposed subdivision and was present to answer any questions from the Board. Vice-Chair Little asked about the location of the mail kiosk. Mr. Godwin responded that a mail kiosk will need to be added to the preliminary plat and they are working with USPS concerning the location of the mail kiosk. Mr. Cary Brooks, 1584 B Barefoot Rd., Newton Grove, N.C., a nearby property owner, expressed concerns about the possible impact on the road concerning safety and increased traffic and stated that the road has a lot of windy turns and a very short shoulder. Mr. Charles Patterson, 2118 Barefoot Rd., Newton Grove, N.C., a nearby property owner, asked about planned buffers around the proposed subdivision for drainage or anything else. Mr. Patterson expressed concerns about increased traffic and capacity for the addition of public water connections. Ms. Alice Parker, 1580 Barefoot Rd., Newton Grove, N.C., a nearby property owner, expressed concerns for water runoff. Ms. Parker spoke about the water flow into Mill Creek. Ms. Parker also expressed concern for the impact on the schools' enrollments, as well as impact on traffic. Ms. Samantha Zoppa, 1584 Barefoot Rd., Newton Grove, N.C., a nearby resident, expressed the same concerns as Ms. Parker, and spoke of the agricultural community. Mr. Godwin addressed concerns and stated that they will follow setback requirements and landscape buffer requirements. Mr. Godwin stated that they will follow all County and State requirements, DEQ requirements for storm water, erosion control, and SO on. Mr. Godwin stated that there is a 6-inch main along Barefoot Rd. and that they will have a fireflow test and a hydraulic analysis of the water system. Vice-Chair Little stated that NCDOT will look at pre and post development numbers to see if the pipe that goes under the road is adequate size. There was no further discussion. Vice-Chair Little asked for the staff recommendation. Mr. Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report. Vice-Chair Little asked about buffer requirements. 4 Mr. Marr stated that there are no buffer requirements because adjacent properties are the same zoning. Ms. Howard spoke about a line of trees shown in the GIS image. Mr. Hudson asked about the lots. There was discussion among the Board about trees shown in the GIS image for lots 9 through 15. Mr. Sasser asked ift the question was ifthe trees would be left in place. Mr. Godwin responded that the plan was to leave the trees in place. Mr. Godwin stated that they are using septic systems and soil is always a factor. Mr. Godwin stated that they changed the geometry of the road to minimize any impacts to the existing vegetation. Mr. Lovering asked about the outlet oft the pond. Staff Recommendation: Approval Upon a motion by Mr. Hudson to approve The Woods at Meadow Downs, seconded by Ms. Howard, The Woods at Meadow Downs was approved by a unanimous vote of 7-0 at the April 15, 2025 Planning Board Meeting. Conditions and Requirements [Planningl 1. All lots must be a minimum of 30,000 sf. 2. Complete flood plain information 3. Metes & bounds 4. Certifications 5. Entrance sign & street signs 6. Street name approval 7. All lots shall access internal streets 8. Cul-de-sac lots must have 40' road frontage 9. Complete improvements or provide performance guarantee 10. Provide final plat Street Disclosure Statement Certificate for street maintenance (DM Sec 7, L. item 8) 11. Fee-in-lieu of open space shall be paid prior to recording 12. Street Lighting shall be installed in accordance with LDC Sec. 14-364 prior to recording. 13. Provide utility easements along all lot lines in accordance with LDC Sec. 14-75 (d) (3) 14. Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units: a. CBU shall not impede the flow oft traffic. b. CBU shall not obstruct the operation and maintenance of utility services. 5 C. CBU shall meet ADA and Fire Code requirements. [Environmental Health] 15. Approval of all lots for onsite sewage disposal or statement for each unapproved lot [NCDOT] 16. A driveway permit and subdivision design approval must be obtained prior to construction 17. All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures, NCDOT Subdivision Roads Minimum Construction Standards, and Policy on Street and Driveway Access to) North Carolina Highways 18. It will be determined at the time the driveway permit application is submitted if any road improvements will be required [Public Utilities] 19. Stormwater & Erosion Control Permits Required 20. Stormwater Statement Required 21. Wetlands should be delineated and shown on the plan if any are present as well as any. jurisdictional features and buffers. 22. Property is limited to 15% impervious area without stormwater management. 23. Construction plans will have to be submitted and approved for waterline construction. [Emergency Services] 24. Provide construction details for access road. 25. Provide road grade information.. 26. Provide cul-de-sac details. 27. Provide a fire flow test. 28. Provide fire hydrant distribution plan/layout. Sunset Silo Owner: Joe & Susan Godwin Developer: SALT Land Holdings, LLC Surveyor/Engineer: Godwin Engineering, PA Tax ID #: 09H16037 Address: 500 Block of Tart Town Rd. Acreage/Lots: 37.2 acres, 31 lots Mr. Marri introduced the subdivision and referenced the above information. Mr. Joe Godwin, 20 E. Piccadilly St., Winchester, VA, Godwin Engineering, stated the particulars of the proposed subdivision and was present to answer any questions from the 6 Board. Mr. Godwin stated that they changed the geometry of the road to minimize the impact on any existing vegetation and to utilize the soils as best as possible. Mr. Hudson asked about the mail kiosk. Mr. Godwin stated that the proposed street is about 1,800 feet, SO he wants to know the preference ofUSPS concerning the location ofthe mail kiosk. There was no further discussion. Vice-Chair Little asked for the staff recommendation. Mr. Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report. Staff Recommendation: Approval Upon a motion by Ms. Holmes to approve Sunset Silo, seconded by Mr. Hudson, Sunset Silo was approved by a unanimous vote of 7-0 at the April 15, 2025 Planning Board Meeting. Conditions and Requirements [Planningl 1. All lots must be a minimum of30,000 sf. 2. Complete flood plain information 3. Metes & bounds 4. Certifications 5. Entrance sign & street signs 6. Street name approval 7. All lots shall access internal streets 8. Cul-de-sac lots must have 40' road frontage 9. Complete improvements or provide performance guarantee 10. Provide final plat Street Disclosure Statement Certificate for street maintenance (DM Sec 7, L. item 8) 11. Fee-in-lieu of open space shall be paid prior to recording 12. Street Lighting shall be installed in accordance with LDC Sec. 14-364 prior to recording. 13. Provide utility easements along all lot lines in accordance with LDC Sec. 14-75 (d) (3) 14. Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units: a. CBU shall not impede the flow of traffic. b. CBU shall not obstruct the operation and maintenance of utility servicès. C. CBU shall meet ADA and Fire Code requirements. [Environmental Health] 7 15. Approval of all lots for onsite sewage disposal or statement for each unapproved lot [NCDOT] 16. A driveway permit and subdivision design approval must be obtained prior to construction 17. All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures, NCDOT Subdivision Roads Minimum Construction Standards, and Policy on Strect and Driveway Access to North Carolina Highways 18. It will be determined at the time the driveway permit application is submitted if any road improvements will be required [Public Utilities] 19. Stormwater & Erosion Control Permits Required 20. Stormwater Statement Required 21. Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers. 22. Property is limited to 15% impervious area without stormwater management. 23. Construction plans will have to be submitted and approved for waterline construction. [Emergency Services] 24. Provide construction details for access road. 25. Provide road grade information. 26. Provide cul-de-sac details. 27. Provide a fire flow test. 28. Provide fire hydrant distribution plan/layout. Special Uses (Public Forum Only - No Vote): Case 21-07 MOD Petition to Modify Special Use Permit: To modify Special Use Permit that is zoned General Business-Special Use District (GB-SUD), to add Catering, food prep, food sales and services, to previously allowed uses. Tax ID: 06F04004F Owner: Charthouse Holdings, LLC Applicant: Leisa Newby Location: 3.6 acres located at 3919 Raleigh Rd. in Cleveland Township Requested amendment: Add the following allowable uses: Catering, food prep, food sales and services to the existing Special Use Permit. Mr. Marr introduced the case and referenced the information listed above. Mr. Marr stated that the existing land use was zoned GB-SUD and is used as office/warehouse 8 space. Mr. Marr stated that the surrounding land uses were zoned Agricultural Residential (AR) and used for residential and agricultural purposes. Zoned AR-CZ and PUD and are major subdivisions. Zoned CB and used as restaurants, cleaning business, and convenience store. Mr. Marr stated that the area is located in a "Neighborhood Center" within a designated "Medium Density Residential Placetype" on the County's Envision Johnston Comprehensive Land Use Plan. Mr. Marr stated that the original SUP was approved in 2021 and has been in compliance with no violations noted since that time. Mr. Brian Gower, 766 S. Pleasant-Coates Rd., Benson, N.C., Property Owner, distributed a letter from the Applicant to the Board in her absence and was present to answer any questions from the Board. There was no further discussion. Case 21-07 MOD will be heard by the Board of County Commissioners at their June 2, 2025 meeting. Consistency Statement This request is consistent with the Envision Johnston Comprehensive Land Use Plan in that it is located in a designated "Neighborhood Center". These areas allow for a mix of uses where changes of use occur between adjacent one and two story buildings. These local serving non-residential uses complement surrounding residential neighborhoods. Special Use Conditions 1. Permitted Uses: Add the following allowable uses: Catering, food prep, food sales and services to the existing Special Use Permit.. All other conditions will remain the same from the original special use permit. Discussion Items: There were no discussion items. There being no further business, Ms. Holmes made a motion to adjourn, seconded by Mr. Lovering and carried by a unanimous vote of7-0. The meeting ended at 6:27 p.m. Respectfully submitted by: Jodie Gay, Secretary for the Board 9 Coates Crossing Owner: GH Land, LLC/Elizabeth Roberts Developer: Casto Southeast Realty Services, LLC Surveyor/Engineer: Blue Ridge Engineering, PLLC Tax ID #: 07E05019, 07E05019A, & 07E05063B Address: 11847 NC Hwy 210 Latitude/Longitude: 35.51545,78.55236 Locational Data: NC Hwy 210 and N Pleasant Coates Rd. in Elevation Township. The proposed subdivision is served by the 50/210 Fire District and Rescue Squad. Site Data: 19.45 acres, 7 lots, (maximum allowable density: 28), water service shall be provided by Johnston County public water and lots will be served by public sewer, traffic count: 15,500 vpd (2023), property owners notified: 15. Additional Information: CTP: This portion ofNC Hwy 210 appears on the Comprehensive Transportation Plan as a boulevard needing improvement. This parcel is zoned AR and is also within the Interstate Highway Interchange (IHI) overlay district. Staff Recommendation: Preliminary approval subject to the following conditions and requirements Conditions and Requirements [Planningl 1. All lots must be a minimum of 30,000 sf. 2. Complete flood plain information 3. Metes & bounds 4. Certifications 5. Entrance sign & street signs 6. Street name approval 7. All lots shall access internal streets 8. Complete improvements or provide performance guarantee 9. Stubout Street extension signage in accordance with LDC Sec. 14-226 (g) 10. Provide final plat Street Disclosure Statement Certificate for street maintenance (DM Sec 7,L. item 8) 11. Street Lighting shall be installed in accordance with LDC Sec. 14-364 prior to recording. 12. Provide utility easements along all lot lines in accordance with LDC Sec. 14-75 (d) (3) 13. Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units: a. CBU shall not impede the flow of traffic. b. CBU shall not obstruct the operation and maintenance of utility services. C. CBU shall meet ADA and Fire Code requirements. [NCDOTI 14. A driveway permit and subdivision design approval must be obtained prior to construction 15. All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures, NCDOT Subdivision Roads Minimum Construction Standards, and Policy on Street and Driveway Access to North Carolina Highways 16. It will be determined at the time the driveway permit application is submitted if any road improvements will be required. 17. Within U-6203. Will require coordination with Division 4 Project Development. [Public Utilities] 18. Stormwater & Erosion Control Permits Required 19. Stormwater Statement Required 20. Wetlands should be delineated and shown on the plan ifany are present as well as any jurisdictional features and buffers. A buffer call will be required for this site. 21. Construction plans will have to be submitted and approved for water line and sewer line construction. 22. Property is limited to 15% impervious area without stormwater management. [Emergency Services] 23. Provide construction details for access road. 24. Provide turn around details. 25. Provide a fire flow test. 26. Provide fire hydrant distribution plan/layout. a 90 05 NEAO U mn a MEANTCO COATESA SINeS EDORA 131 : : : : A 5 1 38 - - - : I N La a I 5 6 3 - 5 ae E a B B ain I 9 3! 57 E a E I E - Bki de a I a 8 df E e I as 1 a a Ei - e85 I E 6 : e l , I a & j a 3 I B a : a E BI W 5 3, n M e 9 655555 a à 55 23 E - 1 a m 3 - E 9 6 I 33 . 2 2 BNI N : - 6 BR - € E 3 $ E 1 a 3 1 3 9 48 I 5 . 3 I msanster ar" v" Sketch. Site Plon , f 4: S CASTO BM Blves Ridge Stret: Engineeringn uE % a8 a Proposed Commercial Development ei - Hww2 210 aStouEAs rnt vte 1 1 Benson, 27501 - EEKENT 91366715 E Johnston County M PRELIMINARY- NOTF FOR CONSTRUCTION Stormwater Statement Subdivision Name: Coates Crossing Location: NC Hwy 210 at Pleasant Coates Road (SR 1382) Located outside of the Environmentally Sensitive Overlay District and inside the Interstate Highway Interchange District Developer: Casto Southeast Realty Services Attn: Craig Rhine 215 East Chatham Street, Suite 201 Cary, NC 27511 919-234-6715 Consultant: Blue Ridge Engineering PLLC M. Devin Staley, PE 924 Main Street, Suite 200 North Wilkesboro, NC 28659 336-838-2500 General Information The commercial development includes three existing parcels (07E05019, 07E05019A, 07E05063B) totaling 21.58+/- acres. Johnston County will provide water and sewer services. Approximately 60% of the project area is wooded, 20% agricultural field, and 20% single family residential. Riparian buffers for the existing unnamed stream will be maintained and undisturbed. Riparian buffers for the existing pond (if present) will be maintained as required. No impacts to streams or wetlands are anticipated. The project area is not in the Environmentally Sensitive Overlay District. The developer plans to install driveways/access drives, utilities, and stormwater infrastructure for future development of approximately seven (7) outparcels. Impervious Area Approximately 1,640lf of new private access drives will be constructed to serve the future commercial development, with a ROW width of 40' and a pavement width of approximately 28'. Curb and gutter will be installed to direct runoff to drainage inlets. Parcel sizes will range from 1.27 acres to 9.18 acres. Outparcels will be developed individually and have been allocated a future impervious area. The following impervious area allocation is anticipated: ESTIMATED IMPERVIOUS COVERAGE Impervious % Impervious Area (ac.) Lot Area (ac.) Lot 1 80 2.07 2.59 Lot 2 80 1.02 1.27 Lot 3 80 1.03 1.29 Lot 4 80 1.02 1.27 Lot 5 80 1.55 1.94 Lot 6 70 2.16 3.09 Lot 7 35 3.21 9.18 12.06 20.63 Total Impervious Percentage: 58.48% The following requirements must be met: 1. Detention (since impervious area exceeds 15%) 2. Downstream analysis (mandatory) 3. Nitrogen reduction (mandatory) Peak Runoff Reduction A: shared stormwater detention pond is proposed to attenuate the peak runoff from the development. Full details and design will be included in the final civil plans. Downstream Analysis The subject parcel drains to an unnamed tributary of Pole Branch (stream index 27-49-9). The total drainage area for the unnamed tributary is approximately 117.2 acres. The proposed project comprises approximately 17% of that total drainage area (see attached USGS topo map). The tributary begins at the discharge from the existing pond on site and will be evaluated for the Stormwater Management Plan for erosion and capacity. The unnamed tributary flows into Pole Branch. The development comprises 3.4% of the total drainage area to Pole Branch. Since the drainage area from the development will be less than 10% of the total drainage area, there will be an insignificant impact on the natural channel of and drainage structures in or over Pole Branch. Nitrogen Reduction Estimate (3) TN Export Coeff. (4) TN export from (1) Type of Land Cover (2) Area (ac.) (Ibs/ac/yr) use (Ibs/yr) Permanently protected undisturbed open space (forest, un-mown meadow, 4.0 0.6 2.4 etc.) Permanently protected managed open 4.6 1.2 5.5 space (lawn, grass, landscaping, etc.) Impervious surfaces (roads, parking lots, 12.1 21.2 255.7 driveways, roofs, sidewalks, etc.) TOTAL 20.3 263.6 Total N Export - 263.6 Ibs/yr for 20.6 acres = 12.8 Ibs/ac. Requirement: Install BMPS or pay offset payment to reduce to 3.6 Ibs/ac/yr. Land Dedication Land dedication is not required since the impervious percentage is less than 60%. Provide a copy of the USGS Quadrangle Map with the following identified: 1. Development boundaries 2. Downstream drainage structures 3. Drainage areas for development (to be determined during civil design) 4. Drainage areas for downstream drainage structures Provide a copy of the USDA-NRCS Soil Survey Map with the following identified: 1. Development boundaries EUSGS us.D MOREEES CLOLOGCALS OFT MEPON GUST EDMONDSONO 1 QUADRANGLE 2 SCALE 124000 . K d O : - - ari : pur XESTNe pp EDMONDSON, NC F m Soil Map-Johnston County, North Carolina h R H & & 72po 7278 721820 7289 7i99 7A0 72129 722300 35* TD9 T289 Tp 3058'N a -7 ri 55 H 3 Nc HEAVE 210 - 210 - WaB NKB - GeD UcB Bb - UcC Bb B - 36 4) B359 snay A D9 paipote ecsE. 353 3045N A 35" 04 72170 721760 721820 721680 721940 72000 722060 722120 722180 722240 7230 Df 6 DB MapScale: 1280fpatadmnAbnksaedrk85)eae R Meters & N 40 80 160 240 k Feet 100 200 400 600 Mapprojecion: WebMerator Comero cordinates: WGS84 Edgetis: UTMZ Zone 17NWGS84 Natural Resources Web Soil Survey 3/31/2025 Conservation Service National Cooperative Soil Survey Page of3 Soil Map-Johnston County, North Carolina MAP LEGEND MAP INFORMATION Area ofl Interest (AOI) a SpoilA Area The soils surveys that comprise your AOI were mapped at Area ofl Interest (AOI) 4 Stony Spot 1:24,000. Soils Very Stony Spot Warning: Soill Mapr may not be valida att this scale. SoilM Mapu UnitF Polygons 9 Wet Spot Enlargement of maps! beyond thes scale of mapping can cause à Soill Mapl Unit Lines misunderslandinge of the detail ofr mappinga and accuracy of soil SoilM Mapl Unit Points & Other linep placement. Ther maps do nots show thes small areas of D SpecialLineF Features contrasting soils that could! have been: shown at ar more detailed Special Point Features scale. (o) Blowout Water Features Streams and Canals Please rely on the bar scale one eachr maps sheet for map I Borrow Pit measurements. Transportation X Clay Spot ++ Rails Source of Map: Natural Resources Conservation Service 0 Closed Depression Web Soil Survey URL: 2 Interstate Highways Coordinate System: Web Mercator (EPSG:3857) % Gravel Pit - - US Routes Maps from the Web Soil Survey are based ont the' Web Mercator Gravelly Spot Major Roads projection, which preserves directiona and: shape! buto distorts distance and area. Ap projection that preserves area, such as the 8 Landfill Local Roads Albers equal-area conic projection, should beu used if more A Lava Flow accurate calculations of distance or area are required. Background a Marsh or swamp. Aerial Pholography This product is generated from thel USDA-NRCS certified data as oft the version date(s) listed below. Mine or Quarry Soil Survey Area: Johnston County, North Carolina @ Miscellaneous Water SurveyA Area Data: Version: 29, Sep9, 2024 Perennial Water Soilr map units arel labeled (as space allows)f for maps scales & Rock Outcrop 1:50,000 or larger. + Saline Spot Date(s) aerial images were photographed: Apr: 24, 2022--May 9,2 2022 Sandy Spot The orthophoto or other base map ony which thes soilli lines were e Severely Eroded Spot compiled ando digitized probably differs from theb background imageryo displayed ont these maps. As ar result, some minor 0 Sinkhole shifting of mapu unit boundaries may bec evident. P Slide or Slip R Sodic Spot Natural Resources Web Soil Survey 3/31/2025 Conservation Service National Cooperative Soil Survey Page2of3 Soil Map-Johnston County, North Carolina Map Unit Legend Map Unit Symbol Map Unit Name Acres in AOI Percent of AOI Bb Bibb sandy loam, 01 to2 2 0.3 1.4% percent slopes, frequently flooded GeD Gilead sandy loam, 81 to 15 1.0 5.4% percent slopes NKB Nankin fine sandy loam, 2 to 6 5.8 30.4% percent slopes UcB Uchee loamy coarse sand, 21 to 3.5 18.7% 6p percent slopes Ucc Uchee loamy coarse sand, 61 to 2.9 15.4% 12 percent slopes WaB Wagram loamy sand, 01 to 6 5.4 28.7% percent slopes Totals for Area of Interest 19.0 100.0% USDA Natural Resources Web Soil Survey 3/31/2025 Conservation Service National Cooperative Soil Survey Page 3 of3 3 Hocutt Farm Owner: Talmage Mark Hall & Thomas Merle Hall Developer: TMHX2, LLC Surveyor/Engineer: Hall Land Surveying, Inc. Tax ID #: 11L03019B Address: 11000 Block of Covered Bridge Rd. Latifude/Longitude: 35.71282,78.29463 Locational Data: 11000 Block of Covered Bridge Rd. (SR 1700), just west ofNC Hwy 96 N in O'Neals Township. The proposed subdivision is served by the Corinth-Holders Fire District and the Clayton Rescue Squad. Site Data: 13.55 acres, 12 lots, (maximum allowable density: 13), water service shall be provided by Johnston County public water and lots will be served by individual septic tanks, open space provided: fee-in-lieu, open space required: $12,000, traffic count: 1100 vpd (2018), property owners notified: 17. Additional Information: School District: The Student Generation Ratio (SGR) is 0.72. Therefore, Hocutt Farm Subdivision will generate approximately 9 K-12 students split amongst the three schools below. o The following is based on the Out-of-Capacity Table provided by ORED. District Capacity Enrollment Thanksgiving ES 822 866 Archer Lodge MS 1138 1261 Corinth Holders HS 1731 2179 CTP: This portion of Covered Bridge Road appears on the Comprehensive Transportation Plan as al boulevard needing improvement. Environmentally Sensitive District: This parcel is within the ESA, however no floodplain appears on the parcel. Staff Recommendation: Preliminary approval subject to the following conditions and requirements Conditions and Requirements [Planningl 1. All lots must be a minimum of 40,000 sf. 2. Complete flood plain information 3. Metes & bounds 4. Certifications 5. Entrance sign & street signs 6. Street name approval 7. All lots shall access internal streets 8. Cul-de-sac lots must have 40' road frontage 9. Complete improvements or provide performance guarantee 10. Provide final plat Street Disclosure Statement Certificate for street maintenance (DM Sec 7, L. item 8) 11. Fee-in-lieu of open space shall be paid prior to recording 12. Street Lighting shall be installed in accordance with LDC Sec. 14-364 prior to recording. 13. Provide utility easements along all lot lines in accordance with LDC Sec. 14-75 (d) (3) 14. Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units: a. CBU shall not impede the flow of traffic. b. CBU shall not obstruct the operation and maintenance of utility services. C. CBU shall meet ADA and Fire Code requirements. Environmental Health] 15. Approval of all lots for onsite sewage disposal or statement for each unapproved lot [NCDOT] 16. A driveway permit and subdivision design approval must be obtained prior to construction 17. All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures, NCDOT Subdivision Roads Minimum Construction Standards, and Policy on Street and Driveway Access to North Carolina Highways 18. It will be determined at the time the driveway permit application is submitted if any road improvements will be required [Public Utilities] 19. Stormwater & Erosion Control Permits Required 20. Stormwater Statement Required 21. Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers. 22. Property is located within the ESA and limited to 12% impervious area without stormwater management. 23. Construction plans will have to be submitted and approved for water line construction. [Emergency Services] 24. Provide construction details for access road. 25. Provide road grade details. 26. Provide cul-de-sac details. 27. Provide a fire flow test. 28. Provide fire hydrant distribution plan/layout. X SV a o S N739GISNV - & e 9 - E 6 ID-AOMmOS E : o % : de E li 3 6 :: :: s : 53 a i N - le I $ S 8s 2 a I df B 33, E 85 8 # . a a 4 * a 112 2 - & - d e, B ai S e o e a a bal 8 l Bie 0 2 & 8 de - 3 e - 5 à o oo 18: e a d0 g 9 5 82 6 Jie 333 o0 d0 6 HISR ge sie 133 IF g8 ASpao ses s * & 0019 OIP 1& gR 6 5 SR2 - & 1 83 :. 8 dI e > 9 as a diee % & 8 9( 5: E HHSR 8s 38 S 63 $ 8 A : 2 122 52887 s f & 33 à 69 5 8 28 € : & 5 a $ 5228 B E 3 8L 4 % @ JRE 35 11855 956L - 2 8 j33 3a 126.81 de N a5 Sg8 B $ - 7a1 3 1 Rz M.90.8015 14572 151.30 prg, & 1 TEE Ploce C R/N a 91 nez 3,SBAI0N Puble 9 de vana 50 <. $ € H8: 3 3: 3: : 22 2 a) A 2 E) 32 e8 e a j3 as - 5 3: S 8 & 8? ig - * 9 $ 3 a oPo9I # E 93 1e SIEn 2 99491 S - E si a 980 aZON Z i2 ig : per 6u93 d8 os df syng uoyoos is 32 s 8 e e d& 1 i ai 1. 3 & € EEA, & de 55 : aas ng - ldals 1 - C s $ e8 - B 33 N 3 9 : I Ai I Alae! n- Sanderson Engineering, Inc. Engineering and Land Planning License # C-2218 March 28, 2025 Stormwater Statement Subdivision Name; Hocutt Farm Subdivision Location; SR 1700 Covered Bridge Road, O'Neals Township Location is within the Environmentally Sensitive Overlay District. Developer: Talmage Mark Hall & Thomas Merle Hall 100 Dove Court Clayton, NC 27520 Consultant: Steven S. Sanderson, P. E. Sanderson Engineering, Inc. Post Office Box 2016 Wendell, NC 27591 Gieneral Information The total acreage of this subdivision is 13,53 acres, The site is partially wooded and open field. Wetlands and riparian buffers are associated with this property. Wetland permits from the Corp: of Engineers will not be required, Riparian buffer permits from NCDEQ will not be required. Impervious Area Approximately 993 linear feet of new roadway is proposed with a right of way width of 50', 20' of which will be paved. No curb and gutter will be installed. Zoning for this area is AR. Lot sizes average 36,580 sf. Average house size will be 2,000 sf. Based upon the Stormwater Manual, the maximum impervious area for residential sites inside the Environmentally Sensitive Overlay District is 12%. 12 lots are proposed within this subdivision, The expected imperviousness for this development is approximately 11.16%. Each lot: 2,000 sf - house 1,500 sf - driveway. 3,500 sf per lot 12 lots X 3,500 sf = 42,000 sf Roadway: 23,601 sf from AutoCAD Total 42,000 SF + 23,601 SF = 65,601 SF or 1.51 ac total impervious area by design. Allowable impervious area = 13.53 ac X 12% a 1.62 ac or 70,721 sf. - OK Existing Drainageways There are two existing drainage areas in the subdivision. The only hardened drainage structures are driveway pipes and road culverts, POST OFFICE BOX 2016 919-366-2016 phone 2485 WENDELL BOULEVARD 919-422-8020 mobile WENDELL, NC 27591 sondersonengineer'neerlngeyahoo.com Sanderson Engineering, Inc. Engineering and Land Planning License # C-2218 Stormwater Statement Hocutt Farm Subdivision Page 2 of 2 Downstream and Upstream Drainage Structures The nearest downstream structure is a bridge where SR 1733 Antioch Church Road crosses over the Little River. This development is less than 1% of the drainage area for this bridge and is considered insignificant to its flow characteristics. No upstream structures exist. Nitrogen Reduction Estimates Area TN Export Coeff. TN export from use Type of Land Cover (acres) (Ibs/aclyr) (Ibs/yr) Permanently protected 0.14 0.6 0.08 undisturbed open space (forest,un-mown meadow, etc.) Permanently protected 0.00 1.2 0.00 managed open space (lawn, grass, landscaping, etc.) Right of Way (read TN 1.25 6.6 8.25 export from Graph 1) Lots (read TN export 12.14 2.1 25.49 from Graph 2) TOTAL 13.53 33.82 The total N-loading from the site is 33,82 / 13.53 = 2.50 Ibs/ac, less than the 3.6 Ibs/ac limit; therefore, no nitrogen offset payment or water quality BMPS are required. Maximum Impervious Surface Allowable per Lot Allowable impervious area by percent = 13.53 ac X 12% = 1.62 ac or 70,724 sf Allowable impervious area per lot = 70,724 sf - 23,601 sf for roadway = 47,123 sf Maximum Allowable Impervious Surface per Lot = 47,123 / 1Aots = 3,927 sf Cordillyours, SEAL 17688 Steven S, Sanderson, 125 P.E. RCARE Wy ER 1 SSSI POST OFFICE BOX 2016 919-366-2016 phone 2485 WENDELL BOULEVARD 919-422-8020 mobile WENDELL, NC 27591 sandersonengineerineering@yahoo.com Cobb Tract Owner: Jamie & Amy Cobb Developer: Cloudbreak Investments, LLC Surveyor/Engineer: Becker Morgan Group Tax ID #: 13C02055B Address: 1000 Block of'Two Claude Rd. Latitude/Longitude: 35.54274,-78.61447 Locational Data: 1000 block of Two Claude Rd. (SR 1534)j just south of Wagon Trail in Pleasant Grove Township. The proposed subdivision is served by the 50/210 Fire District and Rescue Squad. Site Data: 12.77 acres, 14 lots, (maximum allowable density: 18), water service shall be provided by Johnston County public water and lots will be served byi individual septic tanks, open space provided: fee-in-lieu, open space required: $14,000, traffic count: not available, property owners notified: 17. Additional Information: School District: The Student Generation Ratio (SGR) is 0.66. Therefore, Cobb Tract Subdivision will generate approximately 91 K-12 students split amongst the three schools below. The following is based on the Out-of-Capacity Table provided by ORED. District Capacity Enrollment Dixon Road ES 571 616 McGee's Crossroads MS 826 763 West Johnston HS 1595 1571 CTP: This portion of Two Claude Road does not appear on the Comprehensive Transportation Plan as needing improvement. Staff Recommendation: Preliminary approval subject to the following conditions and requirements Conditions and Requirements [Planningl 1. All lots must be a minimum of 30,000 sf. 2. Complete flood plain information 3. Metes & bounds 4. Certifications 5. Entrance sign & street signs 6. Street name approval 7. All lots shall access internal streets 8. Cul-de-sac lots must have 40' road frontage 9. Complete improvements or provide performance guarantee 10. Provide final plat Street Disclosure Statement Certificate for street maintenance (DM Sec 7,1 L. item 8) 11. Fee-in-lieu of open space shall be paid prior to recording 12. Street Lighting shall be installed in accordance with LDC Sec. 14-364 prior to recording. 13. Provide utility easements along all lot lines in accordance with LDC Sec. 14-75 (d) (3) 14. Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units: a. CBU shall not impede the flow of traffic. b. CBU shall not obstruct the operation and maintenance of utility services. C. CBU shall meet ADA and Fire Code requirements. Environmental Health] 15. Approval ofa all lots for onsite sewage disposal or statement for each unapproved lot [NCDOTI 16. A driveway permit and subdivision design approval must be obtained prior to construction 17. All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures, NCDOT Subdivision Roads Minimum Construction Standards, and Policy on Street and Driveway Access to North Carolina Highways 18. It will be determined at the time the driveway permit application is submitted if any road improvements will be required [Public Utilities] 19. Stormwater & Erosion Control Permits Required 20. Stormwater Statement Required 21. Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers. 22. Property is limited to 15% impervious area without stormwater management. 23. Construction plans will have to be submitted and approved for water line construction. [Emergency Services] 24. Provide grade details for road. 25. Provide a fire flow test. 26. Provide fire hydrant distribution plan/layout. - D EEUDEA - 6 - - - 3 de a 3 - E à 3 o a 362 a E - 3 e u 3 I I - N L- o RD E I - - - IA - * L S 3 N - TWOCIGEEORISH I - 3 I 3 - a 3 - 3 d a. 5 8 à A ) - - - % - - E 5 5 E x o 3 6 3 382 9 M - E 8 ri - LE 3 8 I 3 3 E E A - 3 - 3 - yNo 9 e 3 9 de 03 * - O e 3 5 - E 2 1 - 09 B1 *4 * - AL vo RDSRISA I E - STORMWATER MANAGEMENT STATEMENT FOR Cobb Tract Johnston County, North Carolina March 2025 BECKER MORGAN R U P Prepared by: Eva King, PE Becker Morgan Group, Inc SEAL 314 East Main Street 039159 Clayton, NC (919) 243-1332 NGINEER EVA KING 03/27/25 BECKER MORGAN a R )9 Cobb Tract Pleasant Grove Township Johnston County, North Carolina Stormwater Management Statement Narrative March 27, 2025 The site for the Cobb Tract project is located off Two Claude Road, north of Honeycut Road in the Pleasant Grove Township in Johnston County, North Carolina. The project consists of a +/- 12.77 acres parcel, Tax ID 13C02055B, PIN 161500-52-0759. The proposed use for this site is a neighborhood with 14 single-family homes. The existing site is farmland. No wetland and stream determination survey has been provided yet, but based on USGS and soils maps, a stream with an assumed 50' riparian buffer is found along the northeastern corner ofthe property with the buffer encroaching slightly onto the project property. According to Firm Map 3720161500K dated 6/20/2018, the site is located in Zone X, area of minimal Flood Hazard. According to Johnston County GIS, the property is not located in the ESA The impervious density of the site is kept below 15%, SO according to Section 3.2 of the Johnston County Stormwater Design Manual, the project is exempt from stormwater attenuation requirements by meeting criteria b). The proposed neighborhood consists of one road with roadside ditches rather than curb and gutter to allow for maximum overland flow. Prior to construction drawing submittal, a full stormwater analysis will be conducted. Nitrogen calculations will also be performed to determine if an off-set payment is required. Becker Morgan Group, Inc 314 El Main Street, Clayton, NC 27520 919-243-1332 Firm # C-4743 March 27, 2025 L The National Map Advanced Viewer 30n AXUM RD TRL MAN SITE 280 280 WALKERS WAY . e - HONEYCUTT RD a 272 3/27/2025, 4:17:51 PM 1:9,028 0 0.05 0.1 0.2 mi 0 0.1 0.2 0.4 km USGS The National Map: National Boundaries Dataset, 3DEP Elevation Program, Geographic Names Information System, National Hydrography Dataset, National Land Cover Database, National Structures Dataset, and National Transportation Dataset; USGS Global Ecosystems; U.S. Census Bureau TIGER/Line data; USFS Road data; Natural Earth Data; U.S. USGS 2021 USGS - o a a 6 2 E B - RD NOIURE a N @ - - - - a 5 % Jasper Landing Phase 2 Owner: Jasper Landing Development Company Developer: Greyhill Development, LLC Surveyor/Engineer: Mike Schneider, PE Tax ID #: 07F06045 Address: 3457 Lassiter Rd. Latitude/Longitude: 35.49820,78.51227 Locational Data: 3457 Lassiter Road (SR 1335) in Elevation Township. The proposed subdivision is served by the Wynn Fire District and the 50/210 Rescue Squad. Site Data: 14.99 acres, 16 lots, (maximum allowable density: 21), water service shall be provided by Johnston County public water and lots will be served by individual septic tanks, open space provided: fee-in-lieu, open space required: $16,000, traffic count: not available, property owners notified: 24. Additional Information: School District: The Student Generation Ratio (SGR) is 0.73. Therefore, Jasper Landing Phase 2 Subdivision will generate approximately 12 K-12 students split amongst the three schools below. O The following is based on the Out-of-Capacity Table provided by ORED. District Capacity Enrollment Four Oaks ES 1002 1017 Four Oaks MS 476 481 West Johnston HS 1595 1571 CTP: This portion of Lassiter Road does not appear on the Comprehensive Transportation Plan as needing improvement. SlaffResommendation: Preliminary approval subject to the following conditions and requirements Conditions and Requirements [Planningl 1. All lots must be a minimum of 30,000 sf. 2. Complete flood plain information 3. Metes & bounds 4. Certifications 5. Entrance sign & street signs 6. Street name approval 7. All lots shall access internal streets 8. Complete improvements or provide performance guarantee 9. Stubout Street extension signage in accordance with LDC Sec. 14-226 (g) 10. Provide final plat Street Disclosure Statement Certificate for street maintenance (DM Sec 7, L. item 8) 11. Fee-in-lieu of open space shall be paid prior to recording 12. Street Lighting shall be installed in accordance with LDC Sec. 14-364 prior to recording. 13. Provide utility easements along all lot lines in accordance with LDC Sec. 14-75 (d) (3) 14. Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units: a. CBU shall not impede the flow oft traffic. b. CBU shall not obstruct the operation and maintenance of utility services. C. CBU shall meet ADA and Fire Code requirements. Environmental Health] 15. Approval of all lots for onsite sewage disposal or statement for each unapproved lot NCDOTI 16. A driveway permit and subdivision design approval must be obtained prior to construction 17. All design aspects ofthe plans shall comply with the current NCDOT Standard Specifications for Roads and Structures, NCDOT Subdivision Roads Minimum Construction Standards, and Policy on Street and Driveway Access to North Carolina Highways 18. It will be determined at the time the driveway permit application is submitted if any road improvements will be required [Public Utilities) 19. Stormwater & Erosion Control Permits Required 20. Stormwater Statement Required 21. 401/404 permit required for wetland impacts. 22. Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers. 23. Property is limited to 15% impervious area without stormwater management. 24. Construction plans will have to be submitted and approved for water line construction. 25. Fire flow is not immediately available. An off-site extension to provide fire flow will have to be modeled. [Emergency Services] 26. Provide construction details for access road. 27. Provide road grade details. 28. Provide turn around details. 29. Provide a fire flow test. 30. Provide fire hydrant distribution plan/layout. - a 2 4 56 - 9 VNITOWVO HIBON AINNOO NOSNHOP S 9 avou SBISSVT 6908 24 OML ISVHd - NOISIAIGENS ONIGNVT a3dsvr 1 EE 8 e 51 a B E 5 : E e E Es 8z 3 3s 13 e 8 5 5 8 i a 551 d 9 I82 36 8 e € B 5 11 32 I 4 - B e a 0s E % - 5 - 16 & 3 E 3 S - a a a 5 - W a B 1 4 9 1 OP Vi 1. A 133-5 H3103 6pz 35V 3sve 33 AMV-ASTRATCAN VNITOJVO HLJON 'sMVO snos a8 SELISSVT 6908 3 6 I OM.L: JSVHd 380 s NOISIAIGENS ONIGNVT SEdsvr 5 UVLVIN : UU. T 6 I I *33 J.W L . 332 - ni - Pu, 000000 w) SII s 2 : s S: 2 - tP 2 a ERE - a & - * E - a < bwo Xe 85 SE NI Epz 3SVH4 3Sre 0 osAsyfu VNITONV: OHIBON 'swvo anoy aVoR S3LISSVT 69V8 I 47 4 OML ESVHd a NOISIAIGENS ONIONVT Edsvr 5 - TNO : à X46 UVTTT 2 I 11008 TTTE 1 AEREAA : J - , 8 CoH LA I LTMLEY incios 1 47 413 O O O O by by O Oi 4 4 Oi 4 oj joi joi H by oj Ois Oi Oi O O: 38 50 - PLNI O o: Q ay by by 0 byl O jai Oi Oi a Ois O 24 I Oi - Oj eji O 4 5$ : Oi 1 - Oj 0j Qi Sy Q O: ARL O * Oj O 5 : O 1 O By 5 O Oj < Oi - O : 1 % - à 5 ej - O 8 a 8 1 Oj - - - - - - * E Ha 03 YoaAnislas ds Piedmont Land Design, PLLC 8522-204 * 27615 * 845-7600 * PLD Six Forks Road Raleigh, NC (919) Fax: (919) 845-7703 Stormwater Statement Subdivision Name: Jasper Landing Phase Two Location: Lassiter Road (SR 1335), directly across from its intersection with Santa Rosa Way. Not located within the Environmentally Sensitive Overlay District Not located within the Municipal Transition District Developer: GreyHill Development, LLC. 4020 Wake Forest Road, Suite 105F Raleigh NC 27609 Consultant: Piedmont Land Design, PLLC 8522-204 Six Forks Road Raleigh NC: 27615 Phone: 919-845-7600 General Information Phase two consists of 15.0 acres. Phase 1 is 48.8 ac, for a total site area of 63.8 ac. A majority of the site has been farmed in the past and is currently open field. A small portion ofthe site is mixed hardwood forest. Wetlands are present on the site. There are no intermittent or perennial streams on site. Minor disturbances to jurisdictional wetlands are proposed. The required environmental permits will be obtained. Civil Engineers e Land Planners Piedmont Land Design, PLLC * e PLD 8522-204 Six Forks Road * Raleigh, NC 27615 (919) 845-7600 Fax: (919) 845-7703 Impervious Area Approximately 827 feet of new roadway is proposed with a right-of-way width of 50', 20' ofwhich will be paved. No curb and gutter will be installed. Zoning for this area is AR. Lot sizes average 31,000 ft. Based upon the Stormwater Manual, the allowable impervious area for residential sites not in the Environmentally Sensitive Overlay District is 15% (without SCM's). 40 lots have previously been approved for Phase 1, and 16 lots are proposed with this phase (Phase 2), for a total of 56 lots. The expected impervious for this development is approximately 14%. Impervious Surface Area estimate: Phase 1 Phase 1 impervious = 284,000 sf (6.5 ac). See previously approved Phase 1 Stormwater Statement. Phase 2 Each lot: 5,700 sf per lot (includes house, driveway, storage building, etc). 16 lots X 5,700 ft. = 91,200 ft. total impervious area Roadway: 827 ft x 20 ft. = 16,540 sf. Total: 91,200 sf+ 16,540 sf - 107,740 sf or 2.5 ac total Phase 2 impervious area by design Total Project Total estimated impervious surface area = 6.5 ac +2.5 ac = 9.0 ac Allowable impervious area = 63.8 ac X 15% = 9.57 ac. Proposed impervious % = 9.0 ac / 63.8 ac = 14.1% The expected impervious area is below the allowable impervious area of 15%. Therefore, Land Dedication will not be required. Civil Engineers e Land Planners Piedmont Land Design, PLLC 8522-204 Forks * 27615 * * Fax: PLD Six Road Raleigh, NC (919) 845-7600 (919) 845-7703 Peak runoff reduction Since the total impervious area is less than 15%, peak discharge attenuation is not required. 1-year storm peak flow calculations Pre-Developed Total DA= 15.0 ac C PeakF Flows 7.20 acwoods 0.30 7.60 acOpenSpace 0.40 Q10(pre)= cia= (0.36) (7.22) (15.00) 38.84 cfs 0.20 acexistingimpervious 0.90 weightedc= 0.36 Post-Developed Total DA= 15.0 ac Ç PeakFlows 4.00 acwoods 0.30 8.50 acOpen Space 0.40 Q10(pre)= cia= (0.46) (7.22) (15.00) 49.46 cfs 2.50 jaci impervious 0.90 weightedc= 0.46 Civil Engineers à Land Planners Piedmont Land Design, PLLC 8522-204 Forks * * 845-7600 * PLD Six Road Raleigh, NC 27615 (919) Fax: (919) 845-7703 Nitrogen Loading Estimation The total N-loading from the site is 4.53 Ibs/ac/yr, which is greater than the 3.6 Ibs/aclyr limit; therefore, a nitrogen offset payment will be required. Total Area = 15 ac Proposed Impervious Area = 2.5 ac Managed Open Space = 12.5 ac Site TN Export TNI Export TNI Export Type ofLand Cover Area Coeff. By Land Use From Site (Acres) (Ibs/ac/yr (Ibs/yr) (Ibs/ac/yr) Permanently, preserved undisturbed 0.00 0.60 0.00 open space (forest, unmown meadow) Permanently, preserved managed 12.50 1.20 15.00 open space (grass, lands caping, etc.) Impervious surfaces (roads, parking lots, driveways, roofs, paved storage 2.50 21.20 53.00 areas, etc.) Total 15.00 68.00 Average for Site 4.53 Civil Engineers e Land Planners Piedmont Land Design, PLLC 8522-204 Forks Road * 27615 * 845-7600 * 845-7703 PLD Six Raleigh, NC (919) Fax: (919) Existing drainage ways There are two minor existing drainage ways through the subdivision draining to an unnamed tributary of Black Creek (see the attached USGS topographic map). Neither are, jurisdictional streams. The western drainage way contains wetlands. Minimal disturbance to the wetland is proposed in order to construct the road. The eastern drainage way will not be disturbed. Downstream and upstream drainage structures There are two discharge points within the project; one at the western side and one on the eastern side ofthe phase Discharge Point #1: Discharge Point #1 is located at the south-west side of the project. There is a culvert approximately 3,500 feet down stream that crosses under Hickory Grove Church Road. The drainage area to this culvert is 277 acres. The drainage area to Discharge Point #1 is 23.0 acres, or 8.3% ofthe drainage area to the culvert. There are no upstream drainage structures. Discharge Point #2: Discharge Point #2 is located at the south-east side of the project. There is a culvert approximately 3,500 feet down stream that crosses under Hickory Grove Church Road. The drainage area to this culvert is 277 acres. The drainage area to Discharge Point #2 is 6.6 acres, or2.4% ofthe drainage area to the culvert. There are no upstream drainage structures. It is not anticipated that this development will have a significant impact on the natural channel or the existing culvert under under Hickory Grove Church Road, due to the small percentage this project comprises of the overall drainage area to the culvert. Civil Engineers * Land Planners : JM 4p N 11 C / a a Sassarixa swam. Tar Hedl Farm Pond & Ba & & PHASE 2 PHASE1 1 (PREVIOUSLY APPROVED , HICKORY GROVE CHA RD % S df USGSI The National Map: National Boundaries Dataset, 3DEP Elevation Program, Geographic Names Information System, National Hydrography Dataset, National Land Cover Database, National Structures Dataset, and National Transportation Dataset; USGS Global Ecosystems; U.S. Census 8y Bureau TIGER/Line data; USFS Road, Data; Natural Earth- Data; U.S. Department of State Humanitàrian Information Unit; and NOAA National Centers for Environmental Information, U.S. Coastal Relief Model. Data refreshed June, 2020. C0 a NoB FaB NoA al Coc FaB FaA NoB 6 UcB No8 NoB - Cob yeB NOA FaB NoA - a NoB s 8 9 3 NoB igacl NoB NOA 6 NaB NoB NoB( FaB NOA 1335 PHASE2 VFaB NoB WaB ta PHASE1 (PREVIOUSLY NoB MaB FaB APPROVED GOA NoB Jcc NoB Wasy UcB Uce WaB BnA BnA WaB) BnA Poc NoB No WaB UCBN 0b LL 0334 Drniart Numhar Man Tiflo. AT VNITOIVO HIHON 'sMvO sno aH NBIISSV79ZEE 47 I 3 OML ESVHd à & a NOISIAIGENS ONIGNVT SEdsvr - 8 I - - 1 Ni L hi y y > N Ali 11 1 A - I / V S A / )5 - I N d C - 1/ T (47 1h 11 I hll I / 26 1 y ) ), 11 I - 1 I ) E ) II) I 1 h A KINT 1, V( 1: IS WA, - ir : li a il - 1/ - ii - : i NSN 1 D/s lii I 3 M - 5 Vah <Lis MAE 1 ! > - : - / 111 M - 3 Ml L 2 li i a - / lil 11 L 35 - - - / . 1I 11 - j I4 3 - AI / ) 7 lili - 5 ( hE a E 6 M S , Ll - - N a l MI / I 1 I / - - / h - A - ML V 2 3 ) kl/ & - - 2 Hil a 3 ii 6 I- - ? 1 I A vo -pz 35YH 44 SV va 1s ss ghan V oamferdu Buck Crossing Owner: Double J Development, LLC Developer: Double J Development, LLC Surveyor/Engineer: Becker Morgan Group, Inc. Tax ID #: 11N05066C & 11N05066D Address: 12000 Block of Buck Rd. Latitude/Longitude: 35.73711,78.23030 Locational Data: 12000 Block of Buck Rd. (SR 2105) north of NC Hwy 231 in O'Neals Township. The proposed subdivision is served by the Corinth-Holders Fire District and the Clayton Rescue Squad. Site Data: 98.11 acres, 62 lots, (maximum allowable density: 142), water service shall be provided by Johnston County public water and lots will be served by individual septic tanks, open space provided: fee-in-lieu, open space required: $62,000, traffic count: 580 vpd (2016), property owners notified: 21. Additional Information: School District: The Student Generation Ratio (SGR) is 0.71. Therefore, Buck Crossing Subdivision will generate approximately 44 K-12 students split amongst the three schools below. O The following is based on the Out-of-Capacity Table provided by ORED. District Capacity Enrollment Corinth Holders ES 522 617 Archer Lodge MS 1138 1261 Corinth Holders HS 1731 2179 CTP: This portion of Buck Road does not appear on the Comprehensive Transportation Plan as needing improvement. Environmentally. Sensitive District: This parcel is not within the ESA, however a floodplain appears on a small portion ofthe parcel. Reverse Frontage Lots: A reverse frontage is required for all lots backing up to Buck Rd. Staff Recommendation: Preliminary approval subject to the following conditions and requirements Conditions and Requirements [Planning) 1. All lots must be a minimum of 30,000 sf. 2. Complete flood plain information 3. Metes & bounds 4. Certifications 5. Entrance sign & street signs 6. Street name approval 7. All lots shall access internal streets 8. Cul-de-sac lots must have 40' road frontage 9. Complete improvements or provide performance guarantee 10. Provide final plat Street Disclosure Statement Certificate for street maintenance (DM Sec 7,L. item 8) 11. Provide reverse frontage lot buffer along Buck Road 12. Fee-in-lieu of open space shall be paid prior to recording 13. Show to whom open space is dedicated 14. Provide 20' fee simple access to open space 15. Street Lighting shall be installed in accordance with LDC Sec. 14-364 prior to recording. 16. Provide utility easements along all lot lines in accordance with LDC Sec. 14-75 (d) (3) 17. Coordinate with the US Postal Service for the design of and utilization of cluster box mail receptacle units: a. CBU shall not impede the flow of traffic. b. CBU shall not obstruct the operation and maintenance of utility services. C. CBU shall meet ADA and Fire Code requirements. Environmental Health] 18. Approval of all lots for onsite sewage disposal or statement for each unapproved lot [NCDOT] 19. A driveway permit and subdivision design approval must be obtained prior to construction 20. All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures, NCDOT Subdivision Roads Minimum Construction Standards, and Policy on Street and Driveway Access to North Carolina Highways 21. It will be determined at the time the driveway permit application is submitted if any road improvements will be required [Public Utilities] 22. Stormwater & Erosion Control Permits Required 23. Stormwater Statement Required 24. Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers. A buffer call will be required for this site. 25. Property is limited to 15% impervious area without stormwater management. 26. Construction plans will have to be submitted and approved for water line construction. 27. Fire flow is not immediately available. An off-site extension to provide fire flow will have to be modeled. [Emergency Services] 28. Provide garde details for access road. 29. Provide a fire flow test. 30. Provide fire hydrant distribution plan/layout. UGSUSTEAVI VGGMEHDAOHONT 4u VIGVGV Le G 2 - S 9 3 A a * 8 3 - - E - 3 3 - 6 L a E 5 I I I 33 - - 0 6 e e 8 6 G) (SE) G) @ @ 8 G) GP) 6 @ @ @ @ GE) 5 Q) @ a @ MV: 4 apo o4oy 5 E @ @ @ @ @ G) @ (6)) @ 0 @ @ e C) 6 SIjooy aa @ @ @ @ 0 0 G9) C @ 9 C G G @ W @ 6 443 Q B E C G AE3 EP lem Re de B : - N a 3 8 5 9 < J 5 2 1 6 ia Sis, 80 - i8 . s B 0 3 2 - y 0 3 88 - Qs 4 Vi & 8 6 & E 0 3 % @ AI 8 a & a G - RGE - MEY - a N - 8 N N @ e BGO l, 1 W 6 39 e GP), a € 07 @ B - VN @ 8 h @ 3 AMG GE B @ V 2 5 8 7 a B - h F @ I - GPRERL, a W * @ AA @ a - B N N a G) A 4 * a - uN A - B 8 ai 8 @ B marM GR @ 9 5 0 E 3 @ B M @ 3 e 6 9 GRS 0 e @ € B LEL B e E B e 6 - 8 GDR 5 B S B C) I7 4A - E 73 & a 8 13 € s 8 9 e (9), G A 2 a 3/ f 4 A C) G L & 5 : Bs @ $3 * 3 9 e a Q' 5 CINVICNNULAN BR - GDARE: uImNDTuNNINONNN OA AEURTNSNN Sole AmammammepnAAen E d lan I - - U uummoumunee MR Aummommmnn, 554533 i 3 a 8 - 1 - a E 8 a S a N E 4 a 3 - - 3 2: Idi. sl ab I s A T : ill ill I - C 5 2 Go STORMWATER MANAGEMENT STATEMENT FOR Buck Crossing Johnston County, North Carolina March 2025 BECKER MORGAN G R 0 U Prepared by: - SEAL Amanda Grimm, PE 055843 Becker Morgan Group, Inc. 314 East Main Street VGINEE Clayton, NC - DA GRI (919) 243-1332 D 03/24/2025 BECKER MORGAN R p Buck Crossing O'Neals Township Johnston County, North Carolina Stormwater Management Statement Narrative March 24, 2025 The site for the Buck Crossing project is located off Buck Road, north of NC HWY 231 in the O'Neals Township of. Johnston County, North Carolina. The project consists of two parcels, one +/- 88.72 acres parcel, Tax ID 11N05066D, PIN 272200-93-6299. And one +/- 9.39 acres parcel, Tax ID 11N05066C, PIN 272200-82-8851. The proposed use for this site is a neighborhood with 62 single-family homes. The existing site is vacant woodlands. Based GIS information, the northern boundary of the property is an unnamed tributary to Moccasin Creek. The tributary show a 50' Riparian Buffer which will be verified before Construction Drawing submittal. According to Firm Map 3720272200K dated 12/02/2005 the site is located in Zone X, area of minimal Flood Hazard. According to Johnston County GIS, the property is not located in the Environmentally Sensitive Overlay Area (ESA). The impervious density of the site is kept below 15%, SO according to Section 3.2 of the Johnston County Stormwater Design Manual, the project is exempt from stormwater attenuation requirements by meeting criteria b). The proposed neighborhood consists of five roads with roadside ditches rather than curb and gutter to allow for maximum overland flow. Prior to construction drawing submittal, a full stormwater analysis will be conducted. Nitrogen calculations will also be performed to determine if an off-set payment is required. Becker Morgan Group, Inc 314 E Main Street, Clayton, NC: 27520 919-243-1332 Firm # C-4743 March 24, 2025 a 5 EEHL86L ma4s 86W AE MRA MEpe A S 1H203 90 A se e 9 0 MEBIgR 9 EDERE 991 E - - - E Da NVIGVEV - V 2 / E E y X a 8 2 - - & A U e € U a S , a < - 7 a 3 1a - / - E - G a 0 3 7 9 3 Y I - 1s - - NN STAFF REPORT TEXT AMENDMENT 25-01 TextAmendment Request 25-01: Sect. 14-81 & Sect. 14-89: To allow more housing density and housing types in the Neighborhood Center Place Type as contained in the Johnston County Land Use Plan. Petitioner: Thomas H. Johnson, Jr. Attorney for WBB Development, LLC Amend Sec. 14-89 to allow Multi-Family Residential up to 20 units per acre, Townhomes up to 61 units per acre, and Single-Family up to 3 units per acre within a mixed-use development in the General Business-Conditional Zoning District (GB-CZ) per Section 14-81(e). Amend Sec. 14-81 to add: (e) Residential (1) Multi-Family Residential up to 20 units per acre, Townhomes up to 61 units per acre, and Single-Family up to 3 units per acre are allowed in the General Business-Conditional Zoning District (GB-CZ) in a mixed-use development but only within the consistent with the Neighborhood Center Place Type as defined in the 2023 Comprehensive Land Use Plan and shown on the Future Land Use Placetypes Map. SEE ATTACHED PAGES OF CURRENT ADOPTED Sec 14-89 and Sec. 14-81 LANGUAGE STAFF RECOMMENDATION: Denial, based on the following consistency statement. Staff feels that 20 units ofl Multi-family density proposed may be inconsistent with the Medium Density Residential Placetype. Statement This request is not consistent with the Comprehensive Land Use Plan in that it allowing Mixed use development in an existing General Business District is not the best management practice. To create a Planned Unit Development would be a better service than mixed use development and even mixed type residential development. Also, Medium Density is the base layer for a Neighborhood Center Placetype and it is the opinion of staff that allowing 20 units of Multi-family density may be inconsistent with the Medium Density Placetype. Lastly, one of the main goals ofthe Envision Johnston Future Land Use Plan is to preserve the rural landscape along with the features that make Johnston County distinctive. Allowing such Multi-family density would be counterproductive to the goals oft the plan. Sec 14-89. Table of permitted residential uses. Residential- Interstate Water Municipal Residential Agricultural- Resort- Community General Office & Supplyl Transition Uses Residential Residential Mobile Home Business Business Institutional Highway Watershed Park Interchange Protection District (primary) (AR) (RR) (R-MHP) (CB) (GB) (0I) (IHI) (WSW) (MTD) Residential- Interstate Water Municipal Residential Supply Agricultural- Resort- Mobile Home Community General Office & Highway Watershed Transition Uses Residential Residential Park Business Business Institutional Interchange Protection District (primary) (AR) (RR) (R-MHP) (CB) (GB) (0I) (IHI) (WSW) (MTD) Permitted. Permitted. Permitted. Single-Family Permitted. Permitted. limited to1 1 limited to 1 imited to 2.5 Detached/ limitedt to 1.45 limited to Permitted. dulac density dulac density dulac or 4.0 Modular Home/du/ac density; 30,000 sf lot limitedt to 1.5 >40,000 sf lot > 40,000 sf lot dulac density; with public 30,000 sf lot size dulac densityl size; see size; see Sect. based onr road water system size Sect. 14-103 14-105 type category Permitted. Permitted, Single-Family Permitted, Permitted, limitedt to 1 limitedt to 1.0 Detached/ limitedt to 1.0 to Z Modular Homedulac density, limitedt Permitted dulac density dulac density, 40,000 sf lot >40,000 sfl lot 40,000 sfl lot withp private >40,000 sf lot size size; see size; see Sect. well size Sect. 14-103 14-105e Permitted. imitedt to 4.0 Manufactured Permitted, dulac density Permitted. Permitted. Permitted, 3 Mobile! Home limitedt to 1 ac w/public limitedt to 1 aclimited to 1 ac imited to 1 ac (single wide) min. lot size sewer; 3.0 min. lot size min. lot size min. lot size dulac density w/private septic Permitted, limited to 1.45 Permitted. Permitted. Permitted. dulaco density, limited to 1 limited to 2.5 Manufactured Permitted. limited to 1 Mobile! Home > 30,000 sfl lot limited to 1.5 du/ac density dulac density; dulac or 4.0 size with >40,000 sf lot 14- dulac density; (double wide) dulac density see Sect. publicy water; size; see 105 based onr road 40,000 sf lot Sect. 14-103 ype category size with well Permitted, Permitted. Permitted. limited to 2 limited to 2 2.5 Permitted. dulac density, dulac density, limited to: limited to 1.45 dulac or 4.0 5 Duplex fPUD w! fPUD dulaco density; publics sewer; w/public dulac density; counted as 2 1 dulac sewer; 1 dulack based on road density, if AR densily, if AR type category Permitted, Permitted. limited to: 2 limitedt to 2 Permitted. Permitted, dulac density, limited to 2.5 Two-Unit limited to 1.45 fPUD dulacc density, dulac or 4.0 6 dulac density; fPUD Townhouse w/public dulac density; counted as 2 sewer; 1 w/public 1 du/ac based on road units dulac density, sewer; density, if AR ype category FAR Special Use, 7 Townhouse Planned Development Permitted, Permitted, limited to: 2 limited to 2 Permitted. dulac dulac limited to 2 dulac density; Special Use, 3 Multi-Family density; density; within limitedt to 8 within within commercial dulac density commercial commercial ouilding building building 9 RVs/Camper Permitted Trailers/Tents Planned 10 Development -Housing (only) Planned 11 Development -Mixed Use ** Dwelling Units per Acre = dulac *** Please refer to the specific zoning district for additional requirements and use. (Amend. of 5-2-2011; Amend. of 3-4-2019 Amend. of 8-3-2020) Sec. 14-81. - General business district (GB). (a) Intent. The general ousiness district (GB) is intended to provide for the development of commercial and service centers that are accessible to the general public and from surrounding neighborhoods. Businesses in this district are intended to serve the daily convenience and personal service needs of an immediate area, and countywide or regional commercial and service needs. (b) Permitted uses. See section 14-90 for table of permitted uses as a principal use in the general business district. (1) Additional specifications. a. Accessory uses and structures are permitted when located on the same lot as the principal use, within the zoned area. b. Outdoor storage must be enclosed by an eight-foot fence; fencing must be opaque or sufficiently screened. (2) Alternative energy systems. Provisions of sections 14-121 and 14-122 shall apply. (c) Conditional zoning districts. For the general business district, a parallel conditional zoning district is authorized for establishment, pursuant to G.S. 160D-703. See section 14-90 for table of uses as a special use in the general business special use district. (1) Additional specifications:. a. [Accessory uses and structures.] Accessory uses and structures are permitted when located on the same lot as the principal use, within the zoned area. b. [Outdoor storage.] Outdoor storage must be enclosed by an eight-foot fence; fencing must be opaque or sufficiently screened. C. Public/private utility facilities. Public works and public and private facilities such as water and sewage plants, transformer stations, transmission lines, pumping stations, water towers, and telephone exchanges, provided: (i.) Such facilities are essential to the service of the area. (ii.) No vehicles or materials shall be stored on the premises, and no offices shall be permitted. (ii.) All buildings shall be 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. (iv.) All dangerous apparatus shall be enclosed by a screen fence or wall at least eight feet in height. (d) Minimum building setback requirements. The minimum building setback requirements in the general business district shall be as follows: (1) From any arterial or collector street right-of-way, 40 feet. (2) From any local street right-of-way, 30 feet. (3) From an interior lot line adjacent to commercial or industrial zoning, ten feet. (4) From any interior lot line adjacent to residential zoning, 20 feet. (5) From any access easement, 15 feet. The setback requirement applies to all accessory structures, including gasoline pumps, underground storage tanks, canopies and other similar structures. (e) Maximum building height requirements. The maximum building height for buildings in the general business district: (1) Adjacent to a residential zoning district shall be 40 feet. (2) Adjacent to a nonresidential zoning district, no height restrictions. (Ord. of 7-11-2000, S 4.4.7; Ord. of 7-9-2001; Amend. of 3-8-2004; Amend. of 7-12-2004, S B); Amend. of 5-1-2006(2); Amend. of 12-06-2010; Amend. of 9-6-2011) Cross reference-Bushneses, ch. 6. PETITION TO AMEND TEXT OF Johnston County Planning and Zoning Department 309 East Market Street, Smithfield, NC 27577 THE JOHNSTON COUNTY LAND Telephone (919) 989-5150 Fax (919) 989-5426 DEVELOPMENT CODE wwphstmacompamnig General Information Petitioner: Thomas H. Johnson, Jr, Attorney for WBB Development, LLC Address: 301 Fayetteville Street, Suite 1700 Telephone number: 919-981-4006 Email: johnson@willamsmullen.com Justification of Amendment (use additional pages if necessary) Briefly describe situation which prompted this petition: To allow more housing density and housing types in the Neighborhood Center Place Type as contained in the Johnston County Land Use Plan Section of ordinance for which amendment is being requested: Sec. 14-81-General Business District (GB) and Sec.. 14-89, Table of Permitted Uses Please state proposed amendment text: See Attached Exhibit A certify that the information stated in this petition is accurate to the best of my knowledge. I also understand that all information in this petition is subject to review by any member of the public, Planning and Zoning Department Staff, and the Johnston County Board of Commissioners. Peltitioner/Property Owner Date Thomas f. otnaon, A. April 4, 2025 1 Staff Use Only: FEE: $250.00 CASE NUMBER: SUBMITTAL DATE: RECEIVED BY: Please copy for your records 0LEL - EXHIBIT A PROPOSED TEXT AMENDMENT Amend Sec. 14-89 to allow Multi-Family Residential up to 20 units per acre, Townhomes up to 6 units per acre and Single-Family up to 3 units per acre within a mixed-use development in the General Business-Conditional Zoning District (GB-CZ) per Section 14- 81(e). Amend Sec. 14-81 to add: (e) Residential (1) Multi-Family Residential up to 20 units per acre, Townhomes up to 6 units per acre and Single-Family up to 3 units per acre are allowed in the General Business-Conditional Zoning District (GB-CZ) in a mixed-use development but only within and consistent with the Neighborhood Center Place Type as defined in the 2023 Comprehensive Land Use Plan and shown on the Future Land Use Placetypes Map