Smithfield council approves rezoning to allow Mitchell Concrete to expand outdoor storage

The Town of Smithfield Town Council voted to approve zoning map amendment RZ-25-03, rezoning about 13 acres adjacent to Mitchell Concrete from Highway-Interest Business (B-3) and Residential-Agriculture (R-20A) to Heavy Industrial.

Staff told the council the land — two parcels totaling about 13 acres on Parrish Drive behind Whitley Grocery and Supply — is largely open, wooded and in the 100-year floodplain but has been used in connection with the existing Mitchell Concrete facility. Planning staff recommended finding the rezoning consistent with the Town of Smithfield comprehensive growth plan as amended and reasonable in the public interest.

Steven, a town planning staff member, described the request as principally allowing additional outdoor storage and curing area for precast concrete septic tanks manufactured on site. He said the applicant plans to screen the storage area from the public right-of-way with a solid row of conifers and that any development would be subject to heavy-industrial site standards. He noted much of the area is in the flood plain and that the proposed use—heavy, stationary storage—is compatible with that constraint.

Jamie Mitchell, who identified himself as owner of Mitchell Concrete Products, said the family-run business has operated at the location since 1970 and needs space to cure tanks for 28 days under current mix-strength requirements. “This area will provide us room to sit those tanks,” Mitchell said, adding that higher ground on part of the parcel helped protect inventory during past floods.

Council members made and seconded a motion to recommend approval and to find the amendment consistent with the comprehensive plan; the motion passed on a voice vote. The council did not attach conditions because this was a straight rezoning rather than a conditional rezoning; staff said they would continue to work with the applicant on screening and any cross-access details.

The council instructed staff that site development must follow heavy-industrial standards and that visible storage areas be screened from West Market Street. There was additional discussion about the existing gravel driveway (Parrish Drive) and whether paving the driveway could be required; staff said, because this was a regular rezoning, the town had limited ability to impose new conditions on an existing drive but would ask the applicant if paving an apron would be possible.

The rezoning will be incorporated into the town zoning map and subject to standard permitting and site review procedures before any new development occurs.