Johnston County commissioners deny rezoning for commercial-glass site on N.C. 210

Johnston County commissioners voted 5–2 to deny a request to rezone a 0.95-acre parcel at 10790 N.C. Highway 210 from Community Business (CB) to I-1 (light industrial).

The request, identified in the agenda as case 25-03, would have placed the smaller parcel under the same I-1 zoning that already covers an adjacent 2.5-acre property used by the commercial glass business. Branson Newton, planning director, told commissioners the highway segment carries about "10,000 vehicles per day" based on a 2023 count and that the county's land-use map classifies the area as a low-density residential place type in the Envision Johnston comprehensive land use plan.

The applicant's representative, Brian Leonard of BRL Engineering and Surveying, and owner Adam Barefoot explained the business operates across the two parcels. Barefoot said the company has been on site for more than a decade and described usual hours as "construction is cyclical and seasonal, 8 to 5 most times. Sometimes it's 6 to 6, 6 days a week." Leonard said the owner is seeking space for a new office and indoor storage, not additional production, and argued that rezoning both lots to I-1 would allow the operator to consolidate on a single parcel and move outdoor storage indoors.

Planning staff recommended denying the straight rezoning because the request is inconsistent with the county's comprehensive land use plan. The Planning Board, by contrast, recommended approval and provided a statement of consistency in the meeting packet.

Commissioners debated whether a straight rezoning (a general-use district) would leave the property open to a wider range of I-1 uses in the future, versus using conditional zoning to limit future uses and require a concept/site plan up front. Several commissioners said they were sympathetic to the current owner and his plans but remained concerned that a general I-1 designation would be difficult to reverse and could allow more intensive or different uses if the property were sold.

The board first considered a motion to approve the straight rezoning; that motion failed. A subsequent motion to deny the rezoning and adopt a statement finding the proposal inconsistent with the comprehensive land use plan passed 5–2. The board did not record individual roll-call votes in the transcript; the presiding officer announced the denial passed 5 to 2.

County legal counsel and planning staff told the board that a denial tonight would not bar the applicant from submitting a new application for conditional rezoning. Counsel said a conditional rezoning application would require a concept or site-specific plan as part of the application but would not require a waiting period before the applicant could reapply.

The applicant and his representative remained in the room during deliberations; no members of the public spoke in opposition at the hearing. Planning staff noted that the adjacent I-1 parcel already allows a range of light-industrial uses, and commissioners who supported denial emphasized adherence to the Envision Johnston plan and the county's stated long-range goals for low-density residential place types.

The board moved on to routine reports after the vote.