[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6051708,"mediaKeyId","3442468-34347bfa13986d57809525e0d657d841","parentId",3442468,"title","Clayton council approves rezoning for 173-townhome Amelia Church Road development in 3–2 vote","audioSeconds",3746,"startMs",1251000,"endMs",4997000,"viewUrl","/Search/View?dp=1&key=3442468-34347bfa13986d57809525e0d657d841&start=1251&end=4997","thumbnailUrl","https://assets.pipeline.soar.com/3442468-34347bfa13986d57809525e0d657d841/thumbnail_1251000.jpg","articleUrl","/articles/6051708/Clayton/Johnston-County/North-Carolina/Clayton-council-approves-rezoning-for-173-townhome-Amelia-Church-Road-development-in-32-vote","mediaUrl","https://secure.pipeline.soar.com/6051708-377191d9dd9fe9982b91fa76d63b90bb/orig.mp4?Expires=1770448523&Signature=h92vK2tAzJg5ShpW0FBJW9HBQsGqVQCgyGfQn3KMDzTwbv7czyj2COE-X1n0J-5~LLIZoFfumsPjzOmBpVerkdJfWT-CRmTreLXuFTkF~BBHS3G7EvrfKHQ1Uq4QQmcBHKOh1GeyNdOZ4lu7SIZLnhZGx~MnQPbb4vIcB8QpzQep36dlz8XmRsZXyY5nbN6HHfnua1aKg63-q-w91VkfxRy2FBEv6OC7nt-RXRIQyI4dp~a-3prGEAIePo9HohjSDZBNBAOJBVK1Zm9Xb2XWXIOBphhhY-INr71NWiyOZc0UbCvHfKv8xTKVzgoPGuVSpvPYl8Az-JG-pM~4Sqmz0Q__&Key-Pair-Id=KUT5TJCACFTXG","author","Clayton Town ","date","2025-05-05T00:00:00Z","article","The Clayton Town Council voted 3–2 May 5 to approve a rezoning that would allow 173 single‑family attached townhomes on a parcel along Amelia Church Road, south of Shore Johnson Road.

The approved rezoning would change the site’s zoning from OFI (Office/Institutional) to a conditional residential district, with a gross density of 8.72 units per acre. Council also directed staff to update the town’s future land‑use map to reflect the new designation if the rezoning is finalized.

Planning Director Conrad Olmedo told council the rezoning application had completed its public‑hearing phase and returned with a revised concept plan and updated conditions of approval. Olmedo said the revised concept shows alley‑loaded units in multiple blocks, added on‑street parking by adjusting curb lines, a private parking area to be maintained by the homeowners association (HOA), and architectural modulation commitments intended to reduce the appearance of continuous rooflines.

Neil Ghosh, attorney for the applicant, Tribute Companies, said the project upgrades the perimeter buffers compared with an earlier entitlement on the property. \"We\u0000have upgraded them to type C buffers,\" Ghosh said, noting the change increases required plantings and adds an opaque privacy fence.

Among conditions summarized during deliberation were: a 20‑foot type C perimeter buffer (with a 10‑foot reduction tied to providing a fence), alley‑loaded dwelling units in specified blocks, a private parking area managed by the HOA, a commitment to certain architectural modulation standards, and a written commitment to amenities that include a sports court (the applicant added pickleball courts to the amenity list). Condition language also specifies that at least 70% of all residential units shall have a covered front porch or stoop and that 100% of rear‑loaded (alley) units will include a covered stoop.

Staff identified a set of recommendations following a technical review committee meeting, including additional alley‑loaded units, extra parallel parking where feasible and a clarified requirement for site‑specific vesting should the developer seek to vest under the town’s Unified Development Ordinance (UDO). Olmedo described several wording refinements staff proposed to make conditions clear and enforceable.

Council members asked the applicant about grading, utility undergrounding and waste collection. Ghosh said the site will be cut and filled on‑site to balance earthwork and that the applicant had not committed to bringing in substantial external fill. On utilities he said the developer would \"work with the utility in Duke\" on potential undergrounding but could not unilaterally guarantee relocation because those are not the developer’s utilities. On waste, the developer said the plan relies on individual roll‑out carts under a private contract and one enclosed dumpster area; the applicant said the dumpster location could accommodate a compactor but left the long‑term decision to the HOA because compactors are a maintenance cost for ownership communities.

Several council members and the applicant negotiated specific condition language at the meeting. Councilwoman Andrea (surname not provided in the transcript) read back four agreed changes to include in the motion: (1) change a reference from \"clubhouse\" to the mail kiosk/veil kiosk for the bike rack location; (2) clarify modulation language so it reads, in effect, that \"modulation shall include one of the following\"; (3) require 100% of rear‑loaded units to have a covered stoop and retain the 70% requirement for all units; and (4) require construction of the private internal drives/parking to a standard able to carry trash‑collection vehicles (fire‑lane load standard) so private waste carriers can access the dumpster area. The applicant also agreed to double‑row silt fencing for erosion control along the property boundary during construction.

Opposition on council focused on site density, runoff/stormwater concerns for an adjacent legacy farm, and waste collection logistics. Councilman Casey told the applicant he remained concerned about grading and runoff near neighboring farmland and said he planned to vote no. During deliberation Councilman Casey and another council member explained those concerns were a principal reason for opposing the rezoning.

Following deliberation a motion to approve the rezoning \"inconsistent with the 2045 Comprehensive Growth Plan\" (with the conditions as stated) was made and seconded; the motion passed 3–2. The clerk later confirmed the result as a 3–2 vote.

The record shows the project had previously held entitlements via a special‑use permit (SUP); one adopted condition requires the applicant to file documentation to resolve prior approvals and notes the project will proceed through site planning after rezoning. Council and staff said finalized, signed conditions will be prepared after the meeting for signatures and to ensure enforceable language.

Speakers quoted in this article spoke during the agenda item for the Amelia Church Road rezoning and are listed in the speakers section below. Direct quotes are taken from the council meeting transcript and attributed only to those named speakers.

The council’s approval allows the developer to move forward with the conditional zoning and next steps include preparation of final site plans and compliance with the UDO and any applicable state laws.","mediaType","Video","parentTitle","Clayton Town Council Meeting - May 5, 2025","oneSentenceSummary","The Clayton Town Council voted 3–2 May 5 to approve a rezoning that would allow 173 single‑family attached townhomes on Amelia Church Road, south of Shore Johnson Road.","taxTitle","Clayton, Johnston County, North Carolina","taxId",52052,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6051694,"Ranch Road extension shortens fire responses, may lower some homeowners’ insurance, fire chief says",218,6572000,6790000,"/Search/View?dp=1&key=3442468-34347bfa13986d57809525e0d657d841&start=6572&end=6790","https://assets.pipeline.soar.com/3442468-34347bfa13986d57809525e0d657d841/thumbnail_6572000.jpg","/articles/6051694/Clayton/Johnston-County/North-Carolina/Ranch-Road-extension-shortens-fire-responses-may-lower-some-homeowners-insurance-fire-chief-says","https://secure.pipeline.soar.com/6051694-4b5c82945c22494af61eee16ec411888/orig.mp4?Expires=1770448523&Signature=VG8CcpriVB~HqMXX9aPbI6pGJ2yB-9Fs58tTICgD7vi~s5BO8EEKzcXak0GSysLUzMCznF0Q-9uRyotFW74pesVygYy8H-382-HO17slgdhcfspLIYKxSKrXMVaJ7394Xno7pfDEMuH9-ZjI-q9O-97Wrl46-MaryOsjz57LlRBF4s9ziOKeXg7mL1JbKF7fT4ixnUe6J15GCRltkjaBuz8O6LB5kcWyQ9pcBckpUaHFSB6C2Vfm9JOUbN6qzMnFxwPjFHzxzlRM026-0HcpLsR1cqvu9K-FyeOPTNeg0xw8vAeM1FPIcWx0YM3CZ~VGIhZb0QWmpP9OYegXPjESCQ__&Key-Pair-Id=KUT5TJCACFTXG","Clayton Fire Chief David Reins told council May 5 that the recently opened Ranch Road extension reduces travel distances to parts of town previously more than six miles from Fire Station 2 and said that change could make some properties eligible for lower homeowners insurance rates.

Reins said the town’s public protection classification is a factor insurers use to set residential premiums and that properties moving within five miles of a staffed fire station can see rating improvements. He asked residents who live in affected neighborhoods to contact their insurance carriers to determine whether their premiums may fall as a result of the improved proximity to Fire Station 2.

Beyond potential insurance reductions, Reins said faster response times have direct public‑safety benefits. He emphasized that for cardiac arrest the chance of survival declines roughly 10 percentage points for each minute without effective cardiopulmonary resuscitation and that cutting travel time by more than a minute can materially increase survivability and the ability to confine fires to a point of origin.

The fire department will coordinate with the communications office on outreach to affected residents explaining the change and how to inquire with insurers.

No council action was required; the presentation was informational.","Clayton Fire Chief reported the recently completed Ranch Road extension shortens response distances to neighborhoods served by Fire Station 2, potentially improving ISO rating for some properties and increasing survivability in medical emergencies; the town will publicize how residents can check insurance impacts.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6051699,"Town staff link high winter electric bills to extreme cold; consultant recommends 2% rate increase for FY26",1106,5395000,6501000,"/Search/View?dp=1&key=3442468-34347bfa13986d57809525e0d657d841&start=5395&end=6501","https://assets.pipeline.soar.com/3442468-34347bfa13986d57809525e0d657d841/thumbnail_5395000.jpg","/articles/6051699/Clayton/Johnston-County/North-Carolina/Town-staff-link-high-winter-electric-bills-to-extreme-cold-consultant-recommends-2-rate-increase-for-FY26","https://secure.pipeline.soar.com/6051699-b2c872ba1198b3da9056e2749c60f11a/orig.mp4?Expires=1770448523&Signature=jb1h8jywudeinD1h2A2cmqGIpMIeUAadj20MV~HJBso9tsW4x2UqFfYGQ5BmafFMQWvjrmFGhWS2hbls~dsTfKUocDonC44Io7F0DBiFEXPQW9FIcu--9bGUacT-aENYAOrgYvFeQPPaa1pD3Yj-rGJ4o~l6KUsA9sAR6wpdviPBXRo3snWAHBJ2LGz5kRF3srldAfYxjM494r03TZm0pwNUl7IYhVfs0-4mcLoI6Z0mQTdTKxsH5~fcVgt3gzWec9UgKazbu7INbmdfBbEc-~nU8L4nO8HTyRpgpapboDyEbq8SGIo7zon0478V1XfKawKKOAxDpuwAhUiD8zJcOA__&Key-Pair-Id=KUT5TJCACFTXG","Town staff and the town’s rate consultant briefed the Clayton Town Council May 5 on unusually high winter electric bills and on a proposed electric‑rate plan for fiscal year 2026.

Anne Gaines (title recorded as a staff presenter) told council January 2025 was the second‑coldest January in more than three decades and noted the town logged roughly 38–44 billing days across cycles with temperatures below 32\u0000degrees. She said that cold snap drove use of heat‑pump auxiliary heat (heat strips), which consume roughly three to four times the kilowatt hours for the same heat output compared with heat pump operation in milder temperatures. Staff data showed January‑to‑February consumption increases of about 20–23 percent year‑over‑year across billing cycles.

Gaines outlined customer‑facing strategies the town is pursuing, including an electric bill redesign with clearer graphics, a public campaign for voluntary energy audits, a self‑service online energy audit tool and targeted outreach about heat‑pump operation and conservation steps.

Craig Brown of 1898 & Co. (the consulting division of Burns & McDonnell) presented the town’s FY26 electric rate study and financial forecast. Brown said Clayton continues to experience residential customer growth (3–5% projected, with a recent jump to 8% because of large developments). He noted a new water treatment plant scheduled to come online in January 2026 is expected to be the town’s largest electric customer and will include on‑site backup generation; that generation could be used for \"peak shaving\" to reduce charges tied to the town’s peak demand.

Brown recommended a 2% rate increase for FY26 to meet revenue requirements while preserving cash reserves and debt‑coverage targets. He said the recommendation reflects power‑supply cost pressures from the town’s wholesale power supplier (Nekampa/Nakempa referenced in the presentation), expanded capital projects and continued customer growth. Under the recommended 2% increase, a typical residential bill at ~900 kWh per month would rise about $2.79 per month (from $142.05 to $144.84).

Brown said the FY26 plan uses debt financing for several large capital projects and that the study retains modest annual increases (he outlined a 3% forecast in subsequent years) to avoid larger, more disruptive single‑year increases.

No council vote on rates was recorded at the meeting; Brown’s recommendation and staff materials will inform the FY26 budget process and any future rate ordinance action.","Town staff and consultant presentations May 5 attributed unusually high residential electric bills this winter to extreme cold and heat‑pump auxiliary heating; Burns & McDonnell consultant recommended a 2% rate increase for FY26 and a 3% forecast thereafter to meet revenue needs and capital plans.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6051704,"Clayton council backs resolution opposing proposed state limits on local land‑use control",276,5066000,5342000,"/Search/View?dp=1&key=3442468-34347bfa13986d57809525e0d657d841&start=5066&end=5342","https://assets.pipeline.soar.com/3442468-34347bfa13986d57809525e0d657d841/thumbnail_5066000.jpg","/articles/6051704/Clayton/Johnston-County/North-Carolina/Clayton-council-backs-resolution-opposing-proposed-state-limits-on-local-landuse-control","https://secure.pipeline.soar.com/6051704-ed903340269346ee07aabb95d459e138/orig.mp4?Expires=1770448523&Signature=hppke3FTR7b~G0GW4xQFXyn4B6ifUPkAGfonUTg3pqqVniFwD0a4NC-pPYKGGu02TOF2oIA7lEeG6ZpGgelkjyiSAHVV3DXeQT5-0CpGTe5jTOdFTzzLmJnOpcxTiieVdOX~5Dl-yLO6LCqE2IcNFlO3wv1MkDm~BW5sP5vFGDS3fsKGTkl0QhjxKp0iz5B2oMwOFpI1M2zOQH0ZgwdFMOP0BjBpg3K3iypqyVTG7NPzdoudbyCL0KoBp7bZdtWi~w37B4BoMAoeHtZk-xuAV8X9yLajCbRC1E7U7zT~-hLUFze3SUzu0OHZqyClBQxUXkZ5~2B6vG8mQqb724BBLw__&Key-Pair-Id=KUT5TJCACFTXG","The Clayton Town Council voted May 5 to adopt a resolution opposing recently filed bills in the North Carolina General Assembly that would restrict local control over land use and zoning decisions.

Town staff presented the resolution and asked council to consider sending it to the town’s state representatives and senators. The resolution was framed as a request that Clayton’s lawmakers preserve local authority to manage growth, negotiate conditions with developers and implement locally adopted plans.

Several council members spoke in support. Councilman Porter said policy decisions are strongest when made locally by people who \"know our streets, schools, small businesses, and the values that define us.\" The mayor pro tem described one bill—referred to during the meeting as \"765\"—as \"atrocious\" and urged residents to contact legislators.

Council members said the proposed state measures would reduce the town’s ability to attach conditions during development negotiations and could eliminate the careful review process used to direct where density and infrastructure investments occur. The motion to adopt the resolution was made, seconded and approved; the council instructed staff to forward the resolution to state legislators.

Speakers quoted in this article are identified in the speakers section below; direct quotes come from the public transcript of the May 5 meeting.","Town council voted to send a resolution opposing several pending state bills that would limit local land‑use authority, urging residents to contact state lawmakers; council members said the change would curtail local negotiation on development.","actionData","errors"]

Article not found

Clayton council approves rezoning for 173-townhome Amelia Church Road development in 3–2 vote

Ranch Road extension shortens fire responses, may lower some homeowners’ insurance, fire chief says

Town staff link high winter electric bills to extreme cold; consultant recommends 2% rate increase for FY26

Clayton council backs resolution opposing proposed state limits on local land‑use control