Council approves conditional rezoning to convert Gabriel Johnston Hotel into nine apartments

Smithfield town council members approved a conditional rezoning to convert the Gabriel Johnston Hotel at 313 East Johnston Street into a nine-unit multifamily building during a council meeting this evening. The rezoning (CZ-25-02) allows a density of roughly 14 dwelling units per acre on a 0.63-acre site in the historic preservation overlay.

The rezoning is intended to reuse the existing building and its parking area, bring the site into current development standards and return a deteriorated historic structure to productive use downtown. Steven (town planning staff) told the council the project would exceed the 9.61 units-per-acre allowed by right in the zoning code, which is why the developer requested conditional zoning. "The developer is putting significant resources into bringing an old building back to life," Steven said during his presentation.

Staff recommended three conditions and the council added a fourth: that the two tax parcels on the site be combined; that deteriorated sidewalks, driveway aprons and gutters be upgraded; that the driveway apron slated for removal be replaced with curb and gutter; and that any exterior brick painting be presented to the Historic Preservation Commission (HPC) for review and approval. The council's motion approving CZ-25-02 included a statement declaring the request consistent with the Town of Smithfield Comprehensive Growth Management Plan and in the public interest. The motion carried (vote tally not specified in the transcript).

Project details provided to the council and the public include the site's area (0.63 acres), the proposed nine residential units, and a net density of about 14 units per acre. The developer proposes to retain and renovate the existing parking layout, which the planner said provides 39 spaces — above the 20 spaces staff said would be required for nine two-bedroom apartments. The site is in the historic preservation overlay, so exterior changes will require HPC review; Steven said the exterior modifications will be presented to the HPC later this month.

Ginger Summer, the project's architect, told the council the interior structure includes steel elements that will need repair and that the project team is developing plans for new electrical service, water and sewer connections. "We are excited about getting this building back into its rightful place in your town," Summer said. She said the team plans to submit drawings on May 1 and begin construction work after approvals and contractor pricing are finalized.

Council members asked about park impact fees and utility upgrades. Steven said park impact fees are typically applied at platting and that the redevelopment will go through site-plan review, at which the town will review utilities and collect any required fees. The architect confirmed engineers had inspected on-site water and sewer conditions and that new electrical service is planned.

The council and staff noted the conditional zoning is a tradeoff: the town would allow higher density and reduced setbacks in exchange for preserving and upgrading the historic building and public infrastructure. The approval requires the applicant to meet the conditions and to receive any required HPC approvals before exterior alterations proceed.

Votes at a glance • Conditional rezoning CZ-25-02 (Gabriel Johnston Hotel renovation, 313 East Johnston Street) — Approved; motion carried; vote tally not specified in the transcript.

The council moved on to other business after the vote; staff said the renovation plan will return to the historic preservation process for exterior review prior to final approvals.