TON Co Johnston County Planning Board June 17, 2025-6:00 PM Johnston County.Courthouse County Commissioners Room Smithfield, North: Carolina %& CAIDNS 1. PLEDGE OF ALLEGIANCE 2. APPROVAL OF THE MINUTES: From the May 20th, 2025 Planning Board Meeting 6:00pm (Subdivision Review) 3. SUBDIVISIONS (Speakers to be Sworn In) Cobb Tract Phase 2 (3.29 acres, 44 lots) 1000 Block ofTwo Claude Rd. (SR 1534) just south of Wagon Trl. in Pleasant Grove Township. Vann Tract-Aquilla Rd. (17.09 acres, 8 lots) 1000 Block of Aquilla Rd. (SR 1307) in Elevation Township. Bailey's Pond April 2025 (30.9 acres, 16 lots) Branch Chapel Church Rd. (SR 1947) just west of NC Hwy 39 in O'Neals Township. McLamb North & South Tracts (62.74 acres, 51 lots) 200 Block of Bailey's Crossroads Rd. (SR 1306) in Banner 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 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 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: July15th, 2025 8. ADJOURNMENT DRAFT MEETING OF THE JOHNSTON COUNTY PLANNING BOARD Tuesday, May 20, 2025 6:00 p.m. The Johnston County Planning Board met in regular session on Tuesday, May 20, 2025 at 6:00 p.m. in the County Commissioners Meeting Room, Johnston County Courthouse Annex, Smithfield, N.C. with the following members: Present: Jared Crenshaw, Debbie Howard, Will Letchworth, Gary Lovering, Jay Sasser, Michelle Davis (BOCC Representative) Absent: Susan Ford, Brooke Holmes, Freddie Hudson, Tim Little, BOE Representative Also present: Braston Newton, Director; Todd Marr, Senior Planner; Cameron Pittman, Planner; Jennifer Slusser, County Attorney Chairman Letchworth opened the meeting at 6:00 p.m. with the Pledge of Allegiance led by Mr. Crenshaw. Approval of the Minutes: Upon a motion by Mr. Crenshaw to approve the April 15, 2025 Planning Board Minutes, seconded by Mr. Sasser, and carried by a unanimous vote of 5-0, the April 15, 2025 Planning Board Minutes were approved as presented. Chairman Letchworth stated that the Applicant for Case TXT 25-01 requested that it be tabled until the June 17, 2025 Planning Board Meeting. Upon a motion by Ms. Howard to table Case TXT 25-01 until the June 17, 2025 Planning Board Meeting, seconded by Mr. Crenshaw, Case TXT 25-01 was tabled by a unanimous vote of 5-0 at the May 20, 2025 Planning Board Meeting. All speakers were sworn in. Subdivisions: Coates Crossing Owner: GH Land, LLC/Elizabeth Roberts Developer: Casto Southeast Realty Services, LLC Surveyor/Engincer. Blue Ridge Engineering, PLLC Tax ID #: 07E05019, 07E05019A, & 07E05063B Address: 11847 NC Hwy 210 Acreage/Lots: 19.45 acres, 7 lots Mr. Marr introduced the subdivision and referenced the above information. Mr. Marr stated that this portion of NC Hwy 210 appears on the Comprehensive Transportation Plan as a boulevard needing improvement. Mr. Marr stated that this parcel is zoned AR and is also within the Interstate Highway Interchange (IHI) overlay district. I Mr. Chris Grimes, 8501 Hempton Cross, Wake Forest, N.C., Casto Southeast Realty Services, LLC, stated the particulars of the proposed subdivision and was present to answer any questions from the Board. Mr. Grimes stated that the proposed development is for commercial development with a regional gas and convenience store, several retail and restaurants and commercial users planned. Mr. Lovering asked about the proposed entrances shown on the preliminary site plan. Mr. Grimes stated that there would be a left over on the eastern most entrance and that they are still working with NCDOT on the traffic engineering and design. Mr. Lovering asked about a traffic study. Mr. Grimes stated that the traffic study is currently underway. Mr. Lovering asked if the stubout was for future development. Mr. Grimes stated that the stubout is required for connectivity but that they have no control over the adjacent property. There was no further discussion. Chairman Letchworth asked for the staff recommendation. Mr. Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report. Staff Recommendation: Approval Upon a motion by Mr. Lovering to approve Coates Crossing, seconded by Mr. Crenshaw, Coates Crossing was approved by a unanimous vote of5-0 at the May 20, 2025 Planning Board Meeting. Conditions and Requirements [Planning] 1. All lots must be a minimum of 30,000 sf. 2. Complete flood plain information 3. Metes & bounds 4. Certifications 5. Entrance sign & street signs 6. Street name approval 7. All lots shall access internal streets 8. 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) 2 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. [NCDOT] 14. A driveway permit and subdivision design approval must be obtained prior to construction 15. 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 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 if any 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. 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. Acreage/Lots: 13.55 acres, 12 lots 3 Mr. Marr introduced the subdivision and referenced the above information. Mr. Marr stated that this portion ofCovered Bridge Road appears on the Comprehensive Transportation Plan as a boulevard needing improvement. Mr. Marr stated that this parcel is within the ESA, however no floodplain appears on the parcel. Mr. Thomas Merle Hall, 1899 Steven's Chapel Rd., Smithfield, N.C., Hall Land Surveying, Inc., stated the particulars of the proposed subdivision and was present to answer any questions from the Board. Mr. Lovering asked about the distance of the access point from the intersection. Mr. Hall responded that it was plus/minus 500-600 feet. Chairman Letchworth asked if Mr. Hall had had conversations with NCDOT about the driveway separation. Mr. Hall responded yes and said that in their preliminary conversations NCDOT said that they would issue a driveway permit for the proposed location. There was no further discussion. Chairman Letchworth asked for the staff recommendation. Mr. Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report. Staff Recommendation: Approval Upon a motion by Mr. Crenshaw to approve Hocutt Farm, seconded by Mr. Lovering, Hocutt Farm was approved by a unanimous vote of 5-0 at the May 20, 2025 Planning Board Meeting. Conditions and Requirements [Planning] 1. All lots must be a minimum of 40,000 sf. 2. Complete flood plain information 3. Metes & bounds 4. Certifications 5. Entrance sign & street signs 6. Street name approval 7. All lots shall access internal streets 8. Cul-de-sac lots must have 40' road frontage 9. Complete improvements or provide performance guarantee 10. Provide final plat Street Disclosure Statement Certificate for street maintenance (DM Sec 7, L. item 8) 11. Fee-in-lieu of open space shall be paid prior to recording 4 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. Cobb Tract Owner: Jamie & Amy Cobb Developer: Cloudbreak Investments, LLC 5 urvcyor/Engincer: Becker Morgan Group Tax ID #: 13C02055B Address: 1000 Block of'Two Claude Rd. Acreage/Lots: 12.77 acres, 14 lots Mr. Marrintroduced the subdivision and referenced the above information. Mr. Marr stated that a Phase 2 would be presented to the Board next month, but that the Board at this meeting is only considering the east side of Two Claude Rd. Mr. Donnie Adams, 314 E. Main St., Clayton, N.C., Becker Morgan Group, stated the particulars of the proposed subdivision and was present to answer any questions from the Board. Mr. Lovering asked about Phase 2 and the location oft the entrances. Mr. Adams stated that the entrances would not line up given the way the property is. Mr. Sasser asked about the location of the entrance for Phase 2 in relation to the proposed subdivision. Mr. Adams responded that it would likely be to the north midway of the parcel across the street with four lots. Mr. Lovering asked about the easement at the end of the cul-de-sac shown on the preliminary plat. Mr. Adams responded yes, that the easement would be for access to the property behind the subject property. Mr. Adams stated that there is an existing farm path that runs through the subject property and that farm equipment would use the easement. Mr. Newton stated that the County has a standard where a spite strip cannot be created and that a spite strip is essentially where your right-of-way stops. Mr. Newton stated that there cannot be a small portion of non-conforming piece of land that essentially cannot be used for anything. Mr. Newton stated that lots 7 and 8 would encompass the cul-de-sac and share a lot line. Mr. Newton stated that the easement would exist somewhere within that boundary. Mr. Tim King, 1241 Bailey Rd., Coats, N.C., adjacent property owner, stated that he was not opposed to the proposed subdivision but was concerned about getting farm equipment through the street. Mr. King expressed concerns for safety and spoke about equipment, potato trucks, combines, etc. going through the proposed subdivision. Mr. Lovering asked about Mr. King's existing access. Mr. King stated that there is no easement currently on file, but that the existing dirt road has been there and used for access. Mr. King stated that Johnston County aerial footage shows the existing dirt road in 1965 and it predates that record. Mr. King stated that he is the fourth generation owner. 6 Ms. Howard asked if the existing dirt road was the same location as the proposed subdivision street. Mr. King responded that he thought the proposed subdivision street was in the same location as the existing dirt road. Mr. King stated that the existing road served as access to the house located on the adjacent property and the house is shown in the 1939 aerial footage. Mr. Lovering asked if Mr. King's property was landlocked. Mr. King responded that his property is landlocked and the existing dirt road is the only access. Mr. King stated that he had been looking for other remedies and that ideally he'd like to have the required access width if it were to be developed and that his biggest concern is accessing it with the farm equipment. Mr. Paul Parker, Cloudbreak Investments, LLC, was also present to answer any questions from the Board. Ms. Howard asked about the impact on proposed lot sizes if the developer were to allot 20 feet along the back SO that there's not an easement on each property owner's line. Mr. Parker responded that the proposed subdivision street would be built to NCDOT standards and would accommodate the farm equipment and would be better than a 20 feet easement across the back. Mr. Parker addressed concerns about possible fencing along the proposed 20 feet easement and stated that typically homeowners would not install fencing along the easement with it being in the front of the homes and on the cul-de-sac. Mr. Parker stated that a fence would likely be installed along the back property lines and would impact an easement if located along the back property lines. Ms. Howard asked about deeding Mr. King 20 feet of land along the back of lots 8-14 instead of an easement. Mr. Nathan Evans, Cloudbreak Investments, LLC, was also present to answer any questions from the Board and stated that he was working with Mr. Cobb, subject property owner. Mr. Evans explained the proposed easement. Mr. Evans stated that when Mr. King was contacted in December 2024, a 20 feet easement was one of the suggested remedies. Mr. Evans stated that they did not want to put a stub out. Ms. Howard explained the reasoning behind her question, one being that the proposed subdivision street would be built to NCDOT standards and eventually turned over to NCDOT SO anyone could drive their tractor down the proposed street. Ms. Howard expressed understanding ofMr. King's concern for safety. Mr. Evans stated that perhaps they can work with Mr. King. Mr. Evans also spoke about a general statute prohibiting farm equipment over 25 feet. 7 Mr. Jamie Cobb, 420 Lakeview Rd., La Grange, N.C., subject property owner, stated that the property had been in the family since the early 1960s and was recently split between Mr. Cobb and his sister. Mr. Cobb confirmed that there was no recorded easement. Mr. Cobb stated that he felt like any farm equipment would be able to go through the proposed 20 feet easement. There was no further discussion. Chairman Letchworth asked for the staff recommendation. Mr. Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report. Chairman Letchworth asked for more information concerning a spite strip. Mr. Newton responded that it is essentially where you see the boundary of the easement, there has to be a property line, SO lots 7 and 8 would share a property line. Mr. Newton stated that a non-conforming parcel of land cannot be created. Mr. Newton stated that it could be requested for the right-of-way to be extended to the property line. Mr. Newton stated that there are two things to consider, farm equipment has the right to traverse on NCDOT roads and public safety. Mr. Newton stated that there will be children and cars parked along the shoulder of the right-of-way from time to time. Mr. Newton stated that the best case scenario would be a separate and distinct access for the farm equipment however it could be worked out between all parties. Chairman Letchworth asked if as proposed, did the subdivision meet all codes and ordinances. Mr. Newton confirmed. Chairman Letchworth stated that testimony shows that the proposed easement is an improvement in width and in terms of dedication. Chairman Letchworth asked hypothetically if the adjacent property wished to be developed would the adjacent property continue to have access to the public right-of-way through the 20 feet easement. Mr. Newton responded that platting the access easement does not make it legal entitlement and a deed attached to the easement will be needed. Mr. Newton stated that development is an open term. Mr. Newton stated that for a development such as the one proposed, a minimum of 50 feet would be needed to allow for a new right-of-way whether it be private or public in accordance to County standards and constructed to NCDOT subdivision standards if public. Chairman Letchworth asked about the County Ordinance with regards to a stubout requirement. Mr. Newton responded that the Ordinance does not necessarily require a stubout, it does encourage a stub out to property that is landlocked for future development or future access. Mr. Newton stated that the adjacent property is landlocked and it would be ideal to have adequate width access to allow for future development of the property. 8 Chairman Letchworth stated that it is desired but not required and as proposed the subdivision meets County Codes and Ordinances. Mr. Newton confirmed. Staff Recommendation: Approval Upon a motion by Mr. Sasser to approve Cobb Tract, seconded by Ms. Howard, Cobb Tract was approved by a unanimous vote of 5-0 at the May 20, 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 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 9 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. 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. Acreage/Lots: 14.99 acres, 16 lots Mr. Marr introduced the subdivision and referenced the above information. Mr. Marr stated that Phase 1 was approved unanimously at the March 2024 Planning Board Meeting. Chairman Letchworth asked about the number of lots approved in Phase 1. Mr. Marr responded, 40 lots. Mr. Crenshaw asked if Phase 2 would be required to have its own dedicated CBU. Mr. Marr responded that it would be a decision by the USPS. Mr. Grey Berry, 516 N. East St., Raleigh, N.C., representing the Developer, stated the particulars of the proposed subdivision and was present to answer any questions from the Board. Mr. Berry stated that they are working with USPS currently and their preference is to have one CBU location for both phases. 10 Mr. Lovering asked about the proposed stubout and a future phase. Mr. Berry responded that they currently do not have ownership of the adjacent parcel but that they have had conversations and expressed interest in acquiring the property. Mr. Berry stated that it was best to have the stubout and not need it than to not have it and need it. Mr. Lovering asked ifit would become a cul-de-sac. Mr. Berry responded that it would have the fire truck turnaround. There was no further discussion. Chairman Letchworth asked for the staff recommendation. Mr. Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report. Staff Recommendation: Approval Upon a motion by Mr. Lovering to approve Jasper Landing Phase 2, seconded by Mr. Crenshaw, Jasper Landing Phase 2 was approved by a unanimous vote of5-0 at the May 20, 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. 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 oftraffic. b. CBU shall not obstruct the operation and maintenance of utility services. C. CBU shall meet ADA and Fire Code requirements. 11 [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 ifany 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. Buck Crossing Owner: Double J Development, LLC Developer: Double J Development, LLC Surveyor/Engineer: Becker Morgan Group, Inc. Tax ID #: 1IN05066C & 1IN05066D Address: 12000 Block of Buck Rd. Acreage/Lots: 98.11 acres, 62 lots Mr. Marr introduced the subdivision and referenced the above information. Mr. Marr stated that this parcel is not within the ESA, however a floodplain appears on a small 12 portion of the parcel. Mr. Marr stated that a reverse frontage is required for all lots backing up to Buck Rd. Mr. Donnie Adams, 314 E. Main St., Clayton, N.C., Becker Morgan Group, stated the particulars of the proposed subdivision and was present to answer any questions from the Board. Mr. Adams stated that there are two CBU locations proposed. Chairman Letchworth asked about the 20 feet access easement and 10 feet wide walking trail shown on the preliminary plat. Mr. Adams confirmed. Chairman Letchworth asked about each of the ends of the cul-de-sacs being connected and asked ifit would be a paved or unpaved walking trail. Mr. Adams responded that he didn't think the Owner/Developer had made a firm decision. Mr. Adams stated that this is an upscale development with one acre plus lots. Mr. Shawn and Ms. Diana Lewis, 299 Arabian Dr., Middlesex, N.C., adjacent property owners, stated that they were not opposed to the proposed subdivision and asked about the distance between their property and the proposed subdivision lots neighboring their property. Ms. Lewis expressed concern for safety and children coming over their fence. Mr. Lewis stated that their subdivision is unique and they moved there six years ago. Mr. Lewis stated that he reached out to the original subject property owner about four years ago to inquire about buying additional acreage to buffer them from a subdivision. Chairman Letchworth asked about the five foot buffer. Mr. Sasser stated that he thought they were referencing building setbacks. Mr. Newton clarified the building setback requirements. Mr. Lewis stated the subject property was previously a recreational area with hunting and a lot of wildlife and requested a buffer between his subdivision and the proposed subdivision. Mr. Lewis stated that many in their subdivision have mini hobby farms. Ms. Lewis expressed concern for losing the integrity ofthe area and for increased traffic. Chairman Letchworth stated that they would have to get a permit from NCDOT for the driveway connection and the traffic flow would be looked at to make sure it is sufficient. Ms. Lewis spoke about the wildlife in the area and expressed concern. Mr. Curtis Vanchoff, 155 Thoroughbred Dr., Middlesex, N.C., adjacent property owner, spoke about the proposed walking trail and described the area for its proposed location as a very big decline going from 240 feet to 180 feet. Mr. Vanchoff expressed concern for potential runoff with any excavation. Mr. Vanchoff also expressed concern for the 13 wildlife and spoke about hunting and having shooting ranges on their property. Mr. Vanchoff also expressed concern for street lights. Mr. Newton responded that street lights are required but there is not a mandate for the number or spacing. Mr. Newton stated that Duke Energy typically uses a lamp post with a low level light. Mr. Vanchoff expressed concern for the area school capacities. Mr. Graziano De Luca, 12662 Buck Rd., Middlesex, N.C., adjacent property owner, spoke about his property being in a flood zone and expressed concern for additional water and the possible impact on his property, as well as a concern for the possible impact on his property value and ability to sell in the future. Mr. De Luca spoke about no proposed retention ponds and expressed concerns for water runoff from the roofs and driveways in the proposed subdivision. Chairman Letchworth asked Mr. Adams to address stormwater controls and plans for buffers and how lots may or may not be cleared for houses. Mr. Adams stated that they would continue to be consistent with and in accordance with Johnston County standards for both erosion and stormwater control and utilities. Mr. Adams stated that they would comply with NCDOT. Mr. Adams stated that they would be in accordance with the amount of impervious area allowed per lot and that the final portion would be recorded with each lot giving a specific amount ofimpervious area. Mr. Adams stated that the calculation includes the roadway, trail or any other structure improvement. Mr. Adams stated that the intention is for all lots to be greater than an acre in size with minimal land disturbances. Mr. Adams stated that the intention was not to clear cut the area and grade everything. Mr. Adams stated that they have had a wetland consultant on the subject property and delineate the wetlands and all of the wetlands are confined to the northern most portion along the stream. Mr. Adams stated that there are no buffer impacts, stream impacts, or proposed wetland impacts. Mr. Adams stated that there is no intention to add any additional buffer to the lots that back up to the neighboring subdivision and that the proposed lots along that property line are large in size. Chairman Letchworth asked about stormwater and Mr. De Luca's property regarding Moccasin Creek flowing east towards Buckhorn Reservoir. Mr. Adams responded yes that it does flow east. There was a comment from the audience. There was no further discussion. Chairman Letchworth asked for the staff recommendation. Mr. Marr stated the staff recommended preliminary approval subject to the stated conditions and requirements in the staff report. 14 SlaffRecommendation: Approval Upon a motion by Mr. Sasser to approve Buck Crossing, seconded by Mr. Crenshaw, Buck Crossing was approved by a unanimous vote of 5-0 at the May 20, 2025 Planning Board Meeting. Conditions and Requirements [Planning] 1. All lots must be a minimum of 30,000 sf. 2. Complete flood plain information 3. Metes & bounds 4. Certifications 5. Entrance sign & street signs 6. Street name approval 7. All lots shall access internal streets 8. Cul-de-sac lots must have 40' road frontage 9. Complete improvements or provide performance guarantee 10. Provide final plat Street Disclosure Statement Certificate for street maintenance (DM Sec 7, L. item 8) 11. Provide reverse frontage lot buffer along 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 oft the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures, NCDOT Subdivision Roads Minimum Construction Standards, and Policy on Street and Driveway Access to) North Carolina Highways 15 21. It will be determined at the time the driveway permit application is submitted ifany 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. Special Uses (Public Forum Only - No Vote): Case TXT 25-01 Text Amendment Request 25-01: Sect. 14-81 & Sect. 14-89: To allow more housing density and housing types in the Neighborhood Center Place Type as contained in the Johnston County Land Use Plan. Petitioner: Thomas H. Johnson, Jr. Attorney for WBB Development, LLC Amend Sec. 14-89 to allow Multi-Family Residential up to 20 units per acre, Townhomes up to 6 units per acre, and Single-Family up to 3 units per acre within a mixed-use development in the General Business-Conditional Zoning District (GB-CZ) per Section 14-81(e). Amend Sec. 14-81 to add: (e) Residential (1) Multi-Family Residential up to 20 units per acre, Townhomes up to 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. Case TXT 25-01 was tabled until the June 17, 2025 Planning Board Meeting. 16 Discussion Items: There were three written decisions for the Board's review. Sunset Silo Owner: Joe & Susan Godwin Developer: SALT Land Holdings, LLC Survcyor/Engineer: Godwin Engineering, PA Tax ID #: 09H16037 Address: 500 Block ofTart Town Rd. Acreage/Lots: 37.2 acres, 31 lots The Board reviewed the written decision. Upon a motion by Mr. Lovering to approve the written decision for Sunset Silo, seconded by Ms. Howard, and carried by a unanimous vote of 5-0, the written decision for Sunset Silo was approved as presented at the May 20, 2025 Planning Board Meeting. The Woods at Meadow Downs Owner: Joe Godwin Sr. Developer: SALT Land Holdings, LLC Surveyor/Enginer: Godwin Engineering, PA Tax ID #: 09J16067 Address: 1325 Barefoot Rd. Acreage/Lots: 31.9 acres, 31 lots The Board reviewed the written decision. Upon a motion by Mr. Crenshaw to approve the written decision for The Woods at Meadow Downs, seconded by Mr. Lovering, and carried by a unanimous vote of5-0, the written decision for The Woods at Meadow Downs was approved as presented at the May 20, 2025 Planning Board Meeting. 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 The Board reviewed the written decision. Upon a motion by Mr. Sasser to approve the written decision for Farm Field, seconded by Mr. Crenshaw, and carried by a unanimous vote of 5-0, the written decision for Farm Field was approved as presented at the May 20, 2025 Planning Board Meeting. The meeting ended at 6:59 p.m. 17 Respectfully submitted by: Jodie Gay, Secretary for the Board 18 Cobb Tract Phase 2 Owner: Jamie & Amy Cobb Developer: Cloudbreak Investments, LLC Surveyor/Engineer: Becker Morgan Group Tax ID #: 13C02055B Address: 1000 Block of Two Claude Rd. Latifude/Longitude: 35.54274-78.61447 Locational Data: 1000 block of Two Claude Rd. (SR 1534), 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: 3.29 acres, 4 lots, (maximum allowable density: 4), 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: $4,000, traffic count: not available, property owners notified: 17. Additional Information: School District: The Student Generation Ratio (SGR) is 0.66. Therefore, Cobb Tract Phase 2 Subdivision will generate approximately 3 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. Staffl 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, 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 [NCDOTI 16. A driveway permit and subdivision design approval must be obtained prior to construction 17. All design aspects oft the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures, NCDOT Subdivision Roads Minimum Construction Standards, and Policy on Street and Driveway Access to North Carolina Highways 18. It will be determined at the time the driveway permit application is submitted if any road improvements will be required [Public Utilities] 19. Stormwater & Erosion Control Permits Required 20. Stormwater Statement Required 21. Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers. A buffer call will be required for this site. 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. 3 o 3 2 D ERD a AU 8 a 2 - - 3 a C a o 5 G 8 2 / 8 - M 8 a - - a a 9 9 3 A W wo I - - 9 - MVIKK - E, E us 1 6 3 TWO CLAVDEEDSRI 1534 - I I ! a 3 * a N . h I Mm * u 585 ga N a 9 8 5 3 25 e A 38 A 3 2 3 8 E a TWpc eLAins RD SR1 1534 0 POBU - w3 K - 3 € E : a 2 M 5! R 1 - a 3 B - Ba I , - I - - - 3 5 a 6 3 5 58 - a - - - i a IT T E a a B 8 a EN - a - 3 - D o a - B 8 % - VAK E 1zs a - - * - $ si B TWO CLA LIPERPSF SR 1534 F -F - a - FA - -F a r FR A * P - R - - F à & % a S E, 9 E I 3 a a f 5 o ES a I 5 S 4 ATE 9 N 5 2e I I - e a sa - S afa I E - A o 3 - 3 à 2 A A - 5 8 3 C 8 8 - ! 6 - a a 5 8 & 3 : - 3 3 E A 4 E - I a 3 VOIRD - 85 O1 5 a : * - < On @ O1 @! ON OCIAVSE prs E C 3 STORMWATER MANAGEMENT STATEMENT FOR Cobb Tract 2 Johnston County, North Carolina April 2025 BECKER MORGAN R 0 U P Prepared by: Eva King, PE Becker Morgan Group, Inc. SEAL 314 East Main Street 039159 Clayton, NC (919) 243-1332 AGINEE EVA KING MLIIIN BECKER MORGAN 3 R U Cobb Tract 2 Pleasant Grove Township Johnston County, North Carolina Storm water Management Statement Narrative April 10, 2025 The site for the Cobb Tract project is located on the west side off Two Claude Road, north of Honeycut Road in the Pleasant Grove Township in Johnston County, North Carolina. The project consists of the western +/- 3.29 acres of a total of +/-16.70 acres parcel, Tax ID 13C02055B, PIN 161500-52-0759. The proposed use for this site is a neighborhood with 4 single-family homes. The existing site is part farmland, part wooded. No wetland and stream determination survey has been provided yet, but based on USGS and soils maps, no streams or wetlands are expected to be present on the project property. A detailed wetland delineation will be performed before construction drawing submittal. 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 cul de sac 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 E Main Street, Clayton, NC: 27520 o 919-243-1332 Firm # C-4743 April 10, 2025 GOINSION : DISCLAIMER - QIN à Johnston County assumss g a responsiity! for fon nation mpmanledhare. - 1g - 9 E HT I 471 / ( - 11 IT /T 7 - 8 5 B a a oICnRE SRADOY EDR Scale: 1:12000 1in.-1000fest The aly nis ala he hn Apris,2025 ly GIs National Flood Hazard Layer FIRMette FEMA Legend 78'9713W359251N SEEFISREPORTF FORD DETAJLEDLEGEND! ANDI INDEXN MAPFORE FIRMPANELLAYOUT WithoutB BaseF Flood Eleyation (BFE) ZOMeAVASS SPECIAL FLOOD WithE BFE or Depthz Zeae AE A0,A AK VEAR HAZARD AREAS - RegulatoryFloodway 0.2% Annual Chance Flood Hazard,A Areas ofi 1% annual chanco floody withe averago depth! less than onef footo orv withd dralnage areas ofless than ones square mlle Zone) K s Future Conditions 1%Annual Chance Flood HazardZenex 4 Areav with ReducedF Flood Risk duet to OTHER AREAS OF Levee. See! Notes, Zonex FLOOD HAZARD - - 1 Area with Flood Riskd duet toL LeveeZeneD NOSCREEN Area ofMinimalF FloodH Hazard Zonex Effective LOMRS OTHER AREAS Areac ofu UndeterminedF Flood Hazard. ZoneD GENERAL Channel, Culvert, or Storm! Sewer STRUCTURES 1111 Levee, Dike, or Floodwall 0 20.2 Cross Sections with 1%A Annual Chance JOHNSIONGOUNTY 115 Water Surface Elevation a ARAGPUSTRIEICAUAVZATD Coastall Transect UPNCONOPAIEDANEAS Zo3 Sj BaseF FloodE Elevationl Line (BFE) 370138 Limit ofs Study Jurisdiction Boundary Coastall Transect Baseline 3720161500R OTHER Profile Baseline FEATURES Hydrographle Feature ff.6/20/2018 DigltalData Avallable No Digital Data Available MAPI PANELS Unmapped a The pind displayedo on ther mapl Is an approximate polnts selectedb by the user and doesn not represent ans authoritative property location. This mape compliesy with FEMA's standards fortho usec of digitalfioodr mapsh Iitisn notvolda as describedb below. Theb basemaps shown compliesv swithF FEMA's sbasemap accuracys standards Thef flood hazard Information Isc derived directly fromt the authoritative! NFHLI webs services provided by FEMA This map wase exportedo on 4/8/2025 at 12:45F PM and doesnot reflect changesora amendmentss subsequentt tot this date and time. The NFHL ande effectivel Informationr may change or becomes superseded! byr new data over time. This mapl Imagel Isv voldiftheo one orr more ofthef followingr map elementsd dor note appear basemapl Imagery, floodz zonel labels, legend,s scaleb bar, mapc creation date, communityk Identifiers, Feet 783636W3 35-3221 FIRMP panelr number, andF FIRM effective date. Mapl imagesf for 1:6,000 unmappeda andu unmodernized: areas cannot be usedf for 250 500 1,000 1,500 2,000 regulatory purposes. Basemap Imagery Source: USGS National Map 2023 The National Map Advanced Viewer ay AXUM RD TRL WAN SITE 280 - 280 WALKERS WAY a M & e HONEYCUTT RD 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 Dalabase, National Structures Dataset, and National Transportation Dalaset; USGS Global Ecosystems; U.S. Census Bureau TIGER/Line data; USFS Road data; Natural Earth Data; U,S. USGS 2021 USGS Vann Tract-Aquilla Rd. Owner: Kelli Sue Vann Developer: Steel Bridge Crossing, LLC Surveyor/Engineer: Dalton Engineering and Associates, P.A. Tax ID #: 07D06026C Address: 1000 Block of Aquilla Rd. Latifude/Longitude: 35.44373,78.60459 Locational Data: 1000 Block of Aquilla Rd. (SR 1307) in Elevation Township. The proposed subdivision is served by the West Johnston Fire District and the EVS Rescue Squad. Site Data: 17.09 acres, 8 lots, (maximum allowable density: 24), 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: $8,000, traffic count: not available, property owners notified: 12. Additional Information: o School District: The Student Generation Ratio (SGR) is 0.64. Therefore, Vann Tract-Aquilla Rd. Subdivision will generate approximately 5 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 Benson ES 624 701 Benson MS 624 374 South Johnston HS 1297 1371 CTP: This portion of Aquilla Rd. does not appear on the Comprehensive Transportation Plan as needing improvement. Direct Driveway access on Aquilla Rd.: Major subdivisions to be located on a local road shall be SO designed that there shall be no more than one direct residential driveway connection per 500 feet along the same side of the local road, unless it can be demonstrated that the proposed subdivision cannot be physically designed, that no reasonable alternative exists, or it would create an unreasonable hardship without a corresponding public benefit to prohibit individual driveway access onto a local road. *Also, from, Johnston Co. land design manual: 4 (+) Lots: Developments creating 4 or more lots: (1) Where no easement exists, and where the parent tract(s) have direct road frontage, an easement shall not be allowed. The development must dedicate a right-of-way meeting the requirements of this section. A waiver may be allowed if determined by the. Plamning Board tbat, in pursuit oft tbis section, a bardsbip is created upon the property that provides no benefit to the safeby, we/fare, and qualily of life of the public. Staff Recommendation: Denial, due to less than 500ft ofdriveway separation and lack ofa dedicated right-ofway meeting Johnston Co. standards for a Major subdivision. 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. Complete improvements or provide performance guarantee 8. Provide final plat Street Disclosure Statement Certificate for street maintenance (DM Sec 7, L. item 8) 9. Show shared driveway access easement and provide statement for shared maintenance on Final Plat 10. Fee-in-lieu of open space shall be paid prior to recording 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 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] 14. Approval of all lots for onsite sewage disposal or statement for each unapproved lot [NCDOTI 15. A driveway permit and subdivision design approval must be obtained prior to construction 16. All design aspects oft 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 tol North Carolina Highways 17. It will be determined at the time the driveway permit application is submitted if any road improvements will be required [Public Utilities] 18. Stormwater & Erosion Control Permits Required 19. Stormwater Statement Required 20. Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers. 21. Property is limited to 15% impervious area without stormwater management. 22. Construction plans will have to be submitted and approved for waterline construction. Emergency Services] 23. Provide construction details for access road. 24. Provide grade information for access roads. 25. Provide turn around details. 26. Provide a fire flow test. 27. Provide fire hydrant distribution plan/layout. a o 9 à - Gig V 7 t 5 6 - a E 0 B S a a da : - : 2e I - 8 I a E à a € - & s 3x ses 3 s * à a vg d B S : 52 452 sii 4 3 a e B 1 - 36 a Ea S: E de NE e BE - l Dalton: Engineering and Associates; PA: April 30; 2025 To: Johnston County Departmènt of Public: Utilities Post Office Box 2263 Smithfield, North Carolina 27577 SUB: Stormwater: Management Statement Vann Tract (Aquilla Road ) Johnston County, North Carolina Developer: Steel Bridge Crossing, L.L.C, 5160 N@ Highway 42 West Garner, North Carolina 27529 Subject project inyolyes the development of approximately 17:09. acres ofland that is located in the Elevation Township of Johnston County, This property is presently zoned AR and is planned for 8.; single-family lots withan average lot size of approximately: 93,050 sqft. each. The lots will be accessed by two shared. driveways @ one located on the East side of Aquilla Road and the other on. the Westiside) with graded shoulders Each lot will: berserved with public water, from Johnston County and will have individual septic systèms, approved by the Johnston County Environmental Health Department The project is not locatèd within an area that is defined as an Environmentally. Sensitive. Area, as shown on current maps provided by Johnston County: The impervious area. is below the allowable limit indicated in the Ordinance. The existing drainage patterns will remain, with the overland runoff. into an unnamed tributary and Hardee Mill Branch to: Black: Créek, These tributaries are considered blue line" streams and will be required to havé 505 riparian buffers on éach side ofthestream. The existing drainage feature downstréam, Black Creek, is large enough to handle, the additional: runoff generated from this project. Impervious areas, within the, project arèa, will be limited to thèshared: driveways and lots development. The impervious percentage for the. Vann Tract is based on the following assumptions 446. East Main Streef A RO: Box 426 4 Clayton, NC 27528 4 (919) 550-4740/Fax (919) 500-4747 Dwelling 2,800 sqft. Driveway, patio, etc: 10,118 sqft. Total 12,918 sqft. per lot Lots: 12,918 sqft. x 8 lots / 43;560: 2.37 acrés Access; shared driveways 0.19: acre Total 2.56 acres 2.56 acres A 17.09 acrès. - 15.0. % impervious Total nitrogèn export calçulations have beèn provided (attached ) in accordance with current requirements ofthe Johnston County: Stormwater, Ordinance. Calculations, based on density, of! housing, management: of open space, total anticipated impervious area, etc., indicated that the nitrogen export (1.81-b/aclyr) does not exceed 3.60 Ib/ac/yr and would noti require paymént to a private mitigation bank. A vegetative buffer shall be utilized to filterthe runoff.before discharging off oft the property, The stormwatèr runoff will be allowed to sheet flow through the buffer to maximize filtration and minimize the rate. of runoff. Measures will be àpplied that extend the time of concentrâtion and reduce the peak outflow from the, project. Thé drainage area and potential runoff will be analyzed during the design phase, relative: to. detrimental effects ofincreased runoff, from post-development conditions. This includes analyzing effects to adjaçent and offsite properties and proposed onsite structures, such as: driveway culverts. The construction process shall fully utilize a. Sedimentand Erosion Control Plan that will be, approved by Johnston County The purpose ofthe Plan is to insure that erosion stays at. a minimum and that sediment stays out oft the streams and Yor drainageways and on the project site: The Plan will utilize mânagement: practices such as. diversions, silt fence, plunge pools, sediment traps and an' aggressive vegetation plan to minimize and control erosion: The Plan will be provided to the Contractor as a part ofthe Construction Plans. ifyou have any questions or additional comments, please call: Thank. you, 1 Johathan Barnes Nitrogen Calculations RESIDENTIAL SITE PLANS Project: Vann Tract ( Aquilla Road) Enter Data for high-lited cells Project #: 25007 Date: 4/30/2025 Calculated results Type of Land Cover Area TN Export Coeff. TN Export for use (acres) (bslaclyr) (Ibs/aclyr) Permanently protected undisturbed 0 0.6 0.00 open space (forest, un-mown, meadow, etc.) Permanently protected managed 0.00 1.2 0.00 open space (lawn, grass, landscaping, etc.) Right-of_way 0.80 4 3.20 (read TN export from Graph 1) Lots 16.29 1.7 27.69 (read TN export from Graph 2) TOTAL 17.09 30.89 Number of Lots 8 Roadway 8,320.00 sqft 0.19 acres Units per acre 0.5 SW & Trail 0.00 sqft 0.00 acres Amenities 0.00 sqft 0.00 acres Total impervious area planned 2.56 acres Per lot 12,918.00 sqft 2.37 acres Right-of-way area 34,683 sqft 0.80 acres Total 2.56 acres Pavement area 8,320 sqft 0.19 acres % of ROW in Pavement 23.99% Inside ESD? NO Maximum allowable impervious percentage (Johnston County) 15 percent or 2.56 acres Amount of impervious planned 15.0 percent or 2.56 acres Additional land purchase required based on planned development 0.0 acres (based on factor of 2.5) Required Johnston County land buy-down fee per acre Developer cost for land buy-down $0.00 Maximum yearly nitrogen transport based on use 61 Iblaclyr Required lower nitrogen buy-down limit 3.6 Iblaclyr Total nitrogen transport based on planned use 1.81 Iblaclyr e 0o a a - - A # / o 4 - - & 7 7 d - S . 3 - 6 6 6 N N 8 A 6 e o 3 2 6 5 0 C B / - 59 8 a 2 - - a - E O € - - E - - A * E - a B 3 € o E - a : E E 9 & 0 E E 0 89s B E o - 0 6 - XXXXXX 5 8X 8 Bailey's Pond April 2025 Owner: OG3, LLC Developer: OG3, LLC Surveyor/Engmneer: Becker Morgan Group, Inc. Tax ID #: 11N06022C Address: 1400 Block of Branch Chapel Church Rd. Latiftude/Longtude: 35.63440, -78.25767 Locational Data: Branch Chapel Church Road (SR 1947). just west of NC Hwy 39 in O'Neals Township. The proposed subdivision is served by the O'Neals Fire District and the THS Rescue Squad. Site Data: 30.9 acres, 16 lots, (maximum allowable density: 44), 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: 15. Additional Information: School District: The Student Generation Ratio (SGR) is 0.64. Therefore, Bailey's Pond Subdivision will generate approximately 11 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 Thanksgiving ES 822 866 Archer Lodge MS 1138 1261 Corinth Holders HS 1731 2179 CTP: This portion of Branch Chapel Church Road does not appear on the Comprehensive Transportation Plan as needing improvement. Environmentaly. Sensitive District: This parcel is not within the ESA, however a floodplain appears on a small portion of the parcel. Sec. 14-225. - Flag lots. (a) Flag lots and easement access lots shall be permitted only if it can be demonstrated by the applicant that the subdivision cannot be physically designed and that no reasonable alternative exists. The basis for a reasonable alternative shall include the following: (1) Topographic constraints or irregularly shaped land in which no alternative exists; (2) Natural features such as ponds, streams, wetlands, or buffers exist which would limit street construction and/or lot design; (3) A long narrow parent parcel which would limit alternative designs; (4) A parent parcel that has limited or no direct road frontage which would require the use of a flagpole or easement with no alternative design available; (5) No alternative access is available or feasible such as a paved subdivision street or cul-de-sac street constructed to NCDOT standards. (b) It is the responsibility of the applicant to present evidence to the planning board that one or more of the hardships listed in subsection (a) exist. (c) Any decision of the waiver described in subsection (a) may be appealed to the Johnston County Board of Adjustment as described in section 14-592 of the land development code. (d) All flag lots or easement access lots within a major subdivision shall meet the following requirements: (1) A flag lot shall serve only one single-family dwelling and its uninhabited accessory structures; (2) The minimum flagpole width shall be 30 feet; (3) The minimum separation between the flagpole portion of the lot and that of another flag lot shall be 100 feet; (4) Where public water is available, the occupied building on the flag lot shall be within 500 feet of a fire hydrant. This distance shall be measured along the street, then along the flagpole, then in a straight line to the building thereon; (5) Where public sewer is available, the occupied building on the lot shall have a gravity service line, or the sewer pump requirements shall be noted on the recorded plat; (6) Use of a single driveway to serve the flag lot and an adjoining lot is permitted and encouraged. In the case of a shared driveway, the location of the driveway shall be on the flagpole portion of the flag lot, with the conventional lot granted an access easement over the flagpole; and (7) Designate the building footprint and orientation of the house on the preliminary plat. (e) The flagpole portion of a lot shall not be used to calculate the area, width, or setbacks of the lot for the zoning district in which the lot is located. A maiver may be allowed if determined by the Planing Board tbat, in pursuit of this section, a bardsbip is created upon tbe properly !bat provides no benefit to thes safely, we/fart, and qualily of lijfe of tbe public. Staff Recommendation: Denial, due to flag lot (lot 16) 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. Provide utility easements along all lot lines in accordance with LDC Sec. 14-75 (d) (3) 13. Flag lot must meet the minimum design criteria as established in LDC Sec. 14-255(d) 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 ofutility services. C. CBU shall meet ADA and Fire Code requirements. Environmental Health] 15. Approval of all lots for onsite sewage disposal or statement for each unapproved lot [NCDOT] 16. A driveway permit and subdivision design approval must be obtained prior to construction 17. All design aspects of the plans shall comply with the current NCDOT Standard Specifications for Roads and Structures, NCDOT Subdivision Roads Minimum Construction Standards, and Policy on Street and Driveway Access to North Carolina Highways 18. It will be determined at the time the driveway permit application is submitted if any road improvements will be required [Public Utilities] 19. Stormwater & Erosion Control Permits Required 20. Stormwater Statement Required 21. Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers. A buffer call will be necessary. 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 detailed water mains and pipe sizes. 25. All water mains and hydrants must be installed and operational prior to combustible materials arriving on construction site. 26. Provide a fire flow test. 1 GSMANSG e OOUSMOGVELI - e E - 6 - . E & - E I 53 - R - U 3 I E 3 8 a & - a I - a 4 S - I a I 3 3 a a 9 E e n 8 - 3 E a I I à 9 2 A 9 & e E 4 3 & a E I a 4l I E I - € 9 8 9 I & - @ E - I 3 - % I E R 5 8-43 / @ G) : & & / - & @ 8 8A 5 I 4 1 3 . : A 3 3 3 à - N E 3 3 B I I $ a / - ay, 35 - EA de - a R a - o 3 3 - - 3 a 3 85 5 35 2 8 E 5 B 5 I 3 I E: E Oj a Oi O 0 6 15 * vr lo : FEasa - I Ho / O 9 A O & O Oj Oj Es ) - i: O e 8 a EEE - 3 A e a - - 9 E - B - I - 6 E I a E 3 - a 3 3 8 a I I -I - a 8 - - 3 - . 8 E I I A gg2 :i E & 5 3 3 - a I I 3 - E B. I & a 5 - - el 2 - 3 - a 3 3 I I I S E h 6 - I 9 I : 3 : B o 3 3 3 - a 3 E 8 3 29 e1 0 @ 22 a 1 0 (2 : 3 o I a A * : a e a : & I E at ia 1 1 6 el : Oil 6 o - No G) e Om I - I : Ho On 'o O * - On y E 2 Q à :: : I : 8 I a A I a 3 I a - bcoNko à à - # 31 E E a - 2is - € e S E - - - a 5 a E E I a B il 8 STORMWATER MANAGEMENT STATEMENT FOR BAILEY'S POND Johnston County, NC November 2024 BECKER MORGAN G R - U P Prepared by: Becker Morgan Group, Inc. 314 East Main Street Clayton, NC 27520 919-243-1332 SEAL 05584 GINE - - a NDA : 11/27/2024 202443000dbaswm-pt TABLE OF CONTENTS SECTION PAGE 1.0 INTRODUCTION Pg.3 2.0 SITE NARRATIVE Pg.3 2.1 Existing Site Conditions Pg.3 3 3.0 PRELIMINARY STORMWATER ANALYSIS. Pg.3 3 3.1 Impervious Area Pg.3 3 3.2 Peak Runoff Reduction Pg. 3 3.3 Total Nitrogen Export Estimate Pg. 3 APPENDIX A.1 Location Map. Pg. 5 A.2 Preliminary Impervious Area and Nitrogen Calculations. Pg. 6 A.3 Method 1, Chart 1 Pg. 7 2 1.0 INTRODUCTION This report has been prepared to support the design of the proposed Bailey's Pond Subdivision. This residential subdivision contains 17 single family homes. The parcel is located in the O'Neals Township. 2.0 SITE NARRATIVE 2.1 Existing Site Conditions The existing Bailey's Pond site consists of approximately 30.90 acres of land and is primarily used for farming / row crops. The site is located along Branch Chapel Church Road (SR 1947). Parcel number 262800-07-6316. According to the County GIS, this site is not located within the Environmentally Sensitive Overlay District or the Water Supply Watershed Protection area, Firm map 3720262800J shows the site is impacted by the 100-yr floodplain. The blue line stream bounding the north side of the property is subject to the riparian buffer rules. No disturbance to this area is proposed by the accompanying preliminary plans. 3.0 PRELIMINARY STORMWATER ANALYSIS 3.1 Impervious Area The proposed residential subdivision is located outside ofthe ESOD and Watersupply Watershed. Per the Johnston County stormwater manual, the impervious area limit is 15%. 3.2 Peak Runoff Reduction The proposed impervious will be limited to 15% of the property. Per Johnston County Stormwater rules, no stormwater BMP is required. Preliminary calçulations are included in the appendix. 3.3 Total Nitrogen Export Estimate Nitrogen was calculated using Method 1. The total Nitrogen Export is 2.13 Ib/aclyr, which is less than the allowable 3.6 Ib/ac/yr. A nitrogen buydown is not anticipated for this project. Preliminary nitrogen calculations are included in the appendix. 3 APPENDIX Bailey's Pond Johnston County, NC 4 U h T a - M ). Y9 a a II 2 9 MERICA-DR - L - D D 2 A lC : e eT 9 9 4 a C F I ) SA 1 E - - - - EFTT C a a8 NoEOdVN - d 5 svugan G - A.2 PRELIMINARY Impervious Area and Proposed Nitrogen Calculations The impervious area limit for Residential Development outside the ESOD and OUTSIDE the Watersupply Watershed WS-IV is 15% OVERALL MAX ALLOWABLE IMPERVIOUS AREA Development Size Max Impervious 30.9 AC X 15% = 201,881 SF DESIGN Impervious Area Estimate Roadway & mail CBU: 22,518 SF (delineated in CADD) Impervious per lot 17 lots 10,550 SF 179,350 SF Total Design Impervious Area = 201,868 SF 15.00% Design Impervious is less than Allowable Impervious Total Nitrogen Export Estimate TN Export 2.13 Iblaclyr (from table below) Type of Land Cover Area (acs) TN Export Coeff (b/aclyr) TN Export (bslyr) Pérmanently protected, undisturbed open space 1.51 0.6 0.91 (forest, unmown meadow, etc) Right-of-way (read TN export 3.44 6.8 23.43 (delineated. in from Graph 1) CADD) Lots (read TN export from 25.94 1.6 41.51 (Remaining area in Graph 2) Lots) Totals 30.90 65.84 TOTAL NITROGEN EXPORT 2.13 Ibslyearlacre Thej proposed N-Export is LESS THAN 3.6 Iblaclyr Therefore, a Nitrogen Fee (OR TREATMENT) WILLI NOT BEI required: 6 A.3 BAILEY'S POND Graph 1: Total Nitrogen Export from Right-of-Wayi 25.0 20.0 15.0 10.0 6.8 E -5.0 0.0 0% 20% 40% 60% 80% 100% 120% Percentage of Right-of-Way that is Pavement Graph 2: Total Nitrogen Export from Lots2 12.00 10.00 8.00 : 6.00 - 4.00 2.00 - 1.6 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 17 proposed lots /30,9 àc Number of Dwelling Units per Acre 1 "Graph 1: Total Nitrogen Export from Right-of-Way" was taken from the Neuse River Basin: Model Stormwater Program for Nitrogen Control. 2"Graph 2: Total Nitrogen Export from Lots" was takent from the Neuse River Basin: Model Stormwater Program for Nitrogen Control, 29 Revised 1/08 7 McLamb North & South Tracts Owner: McLamb Family Trust Developer: Bailey's Crossroads-LAN, LLC Surveyor/Engineer: Freedom Firm, PC Tax ID #: 01D07026J, 01D07026G, 01D070261, 01D07026H Address: 200 Block of Bailey's Crossroads Rd. Latitude/Longitude: 35.42999,78.59263 Locational Data: 200 Block of Bailey's Crossroads Road (SR 1306) in Banner Township. The proposed subdivision is served by the West Johnston Fire District and the EVS Rescue Squad. Site Data: 62.74 acres, 51 lots, (maximum allowable density: 90), 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: $51,000, traffic count: 600 vpd (2022), property owners notified: 29. Additional Information: o School District: The Student Generation Ratio (SGR) is 0.64. Therefore, McLamb North & South Tract Subdivision will generate approximately 33 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 Benson ES 624 701 Benson MS 624 374 South Johnston HS 1297 1371 CTP: This portion of Bailey's Crossroads Rd 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,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 [NCDOT] 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 ifany road improvements will be required [Public Utilities] 19. Stormwater & Erosion Control Permits Required 20. Stormwater Statement Required 21. Wetlands should be delineated and shown on the plan if any are present as well as any jurisdictional features and buffers. A buffer call will be required for this site. 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 grade information for access roads. 26. Provide a fire flow test. 27. Provide fire hydrant distribution plan/layout. a 5 5 V oSi a la 9 RD XRDS RD BAILEV:S SNOISLNTE NV'Id ILIS. ANVNIWITENd V HIJON. JOVAL BWVTOW 62V 8 KaNP p e 077 NVT- avou SaVONSSOND SABTIV8 6 A 3 E 8 - a 5 5 3 460 N 5 a 2 - 5 ir 3 R a s 8 : 5 à 3 5 3 a I > : 8i : 6 a ai IS OSA SNOISINTE NVIdsuIS. ASVNIITINd -V HINOS. JOVAL 8WVIOW 3 S 62 VROYSRIsONT JI0 VANIVD o OTTNV7-aVOu: SQVO45SO8DSASTV8R e S EAS Po 3 & 2 5 0 U & 3 a a - - 44 7 a 5 55 I - E VaEwS 383 pinges KonGI 1 < 2 e 1 E a ! - - 85 a 5 9 3 E 9 I : 3 8 5 9 : a I 6 N E 2 : S - V gr 3 : 1 B t : # B w, 4 R r : o, 8 b i W 3 D5 : 5 7 b S I NE - € t o 36 : 8 : W. E ir e 3 3 e 10 ! I 5 - S 6 I : & & wi 5 5 - b - % 3 N t b * Pi - 6 a f 6 I F 5 3 k - 8 & 8 W 3 . FREEDOM FIRM,P.C. April 30, 2025 Stormwater Management Statement Subdivision Name: McLamb Tract North and South Location: 218 Bailey's Crossroads Road, Benson, NC 27504 PIN: 162100-12-2854, 162100-12-6903, 162100-10-5775, 162100-20-3318 Developer: Bailey's Crossroads Road - Lan, LLC. 5160 Veterans Parkway Garner, NC 27529 General Information The total acreage within the subdivision is +/-62.74 acres and is located within Johnston County. The site is currently farmland and the North side drains to the Neuse and the South side drains to the Cape Fear. The site is currently zoned Agricultura-Residential (AR). The developer is proposing to develop the site into 51 single family homes at a minimum of 30,000 sf lots. All applicable permits will be obtained from the North Carolina Division of Water Resources, Army Corp of Engineers, North Carolina Department of Transportation, Johnston County Environmental Health, and Johnston County Public Utilities prior to constructing the project. Impervious Area The site is NOT located within the Environmentally Sensitive Area of the County and will have a threshold of 15% impervious before pre-post attenuation is required. Approximately 3,583 LF of 20' wide roadway inside a 50' right of way built to NCDOT standards is proposed. Based on the following, pre-post attenuation and nitrogen reduction will not be required. Total Tract Area: +/- 62.74 acres Maximum Impervious (15%): +/-9.41 acres Roadway Area: +/- 1.83 acres Max Impervious Area per Lot: ((9.41 ac. - 1.83 ac.) / 51 lots) * 43,560 sf = 6,474 sf per lot (3) (4) (1) (2) TN Export Coeff. TN export from Type of Land Cover Area (acres) (Ibs/aclyr) use (Ibslyr) Permanently protected 0.6 undisturbed open space (forest, un-mown meadow, etc.) Permanently protected 1.2 managed open space (lawn, grass, landscaping, etc.) Right-of-way (read TN 4.31 7.0 30.17 export from Graph 1) Lots (read TN export from 58.43 1.80 105.17 Graph 2) TOTALS 62.74 135.34 lb/yr = 2.16 b/aclyr < 3.60 Ib/aclyr 63 Watkins Road a Clayton, NC 27520 a Office: (919) 772-1662 a carlos@freedomfirmpc.com Graph 1: Total Nitrogen Export from Right-of-Wayi 25.0 20.0 15.0 m 10.0 E 5.0 0.0 0% 20% 40% 60% 80% 100% 120% Percentage of Right-of-Way that is Pavement Graph 2: Total Nitrogen Export from Lots2 12.00 10.00 8.00 A le 6.00 & - 4.00 2.00 0.00 0 2 4 6 8 10 12 14 16 18 20 22 24 26 28 30 32 Number of Dwolling Units per Acre I"Graph 1: Total Nitrogen Export from Right-of-Way" was taken from the Neuse River Basin: Model Stormwater Program for Nitrogen Control. 2"Graph 2: Total Nitrogen Export from Lots" was taken from the Neuse River Basin: Model Stormwater Program for Nitrogen Control. 29 Revised 1/08 STAFF REPORT TEXT AMENDMENT 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 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 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. 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 of 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 of the 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 of the plan. Sec 14-89. - Table of permitted residential uses. Residential- Office Interstate Water Supply Municipal Residential Agricultural- Resort- Mobile Home Community General & Highway Watershed Transition Uses Residential Residential Park Business Business Institutional Interchange Protection District (primary) (AR) (RR) (R-MHP) (CB) (GB) (OI) (IHI) (WSW) (MTD) Residential- Office Interstate Water Supplyl Municipal Residential Agricultural- Resort- Mobile Home Community General & Highway Watershed Transition Uses Residential Residential Park Business Business Institutional Interchange Protection District (primary) (AR) (RR) (R-MHP) (CB) (GB) (OI) (IHI) (WSW) (MTD) Permitted. Permitted, Permitted. Single-Family Permitted, Permitted, limitedt to 1 imitedt to 1 limited to 2.5 Detached/ limitedt to 1.45 limited to Permitted, dulac density dulac density dulac or 4.0 Modular Homeldulac density; 30,000 sf lot limited to 1.5 >40,000 sfl lot > 40,000 sf lot dulac density; withp public >30,000 sf lot size dulaco densitly 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 limited to 1.0 Detached/ limited to 1.0 limited to dulac density dulac 2 Modular Homek dulacc density, 40,000 sfl lot Permitted >40,000 sf lot 40,000 density, sfl lot withy private >40,000 sf lot size size; see size; see Sect. well size Sect. 14-103 14-105e Permitted, limited to 4.0 Manufactured Permitted, dulac density Permitted. Permitted, Permitted, 3 Mobile Home limitedt to 1ac w/public 3.0 limitedt to 1 ac' limitedt to 1 ac limited to 1 ac (single wide) min. lot size sewer; dulac min. lot size min. lot size min. lot size density w/private septic Permitted, limitedt to 1.45 Permitted. Permitted, Permitted, du/ac density, limited to 1 limited 1 limited to: 2.5 Manufactured > 30,000 sf lot Permitted, dulac density to dulacc or 4.0 4 Mobile Home sizey with limited to 1.5 40,000 sf lot dulac Sect. density; 14- dulaco density; (double wide) public water; dulac density size; see see 105 based on road >40,000 sflot Sect. 14-103 lype category size with well Permitted, Permitted, Permitted, limited to: 2 limited to 2 limited to 2.5 Permitted, dulacd density, dulac density, or limited to 1.45 dulac 4.0 5 Duplex if PUD w/ fPUD dulac dulac density; public sewer; w/public density; on counted as 2 1 dulac sewer; 1 dulack based road density, if AR density, if AR type category Permitted, Permitted, limited to 2 limitedt to: 2 Permitted, Permitted, dulacc density, limited to 2.5 limited to 1.45 fPUD dulac density, or 4.0 Two-Unit dulaco 6 dulaco density; fPUD dulac Townhouse counted as 2 w/public sewer; 1 w/public based density; on road units dulaco density, sewer;1 1 dulack lype category fAR density, if AR Special Use, 7 Townhouse Planned Development Permitted, Permitted, limited to 2 limited to: 2 Permitted, dulac dulac limited to 2 density; density; dulac densiySpecialUse, 8 Multi-Family within within within limited to 8 commercial commercial commercial dulac density building 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 business 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. (i.) 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 relerence-Bushesses, 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 wpmasbmicompemeng 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@wiliamsmullen.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. Petitioner/Property Owner Date Thomas f. Joknson, April 4, 2025 Staff Use Only: FEE: $250.00 CASE NUMBER: SUBMITTAL DATE: RECEIVED BY: Please copy for your records 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-Conditonal 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