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Smithfield council approves conditional rezoning for ‘Village on the Neuse’ with traffic and design conditions
Summary
The Town of Smithfield approved a conditional rezoning (CZ‑24‑8) to allow a 117‑lot, detached single‑family subdivision near Smithfield Middle School and the Neuse River, subject to a traffic impact study prior to preliminary plat, requirement for single‑family dwellings only, and architectural standards to match nearby Buffalo Ridge.
The Town of Smithfield council voted to approve a conditional rezoning, CZ‑24‑8, known as the Village on the Neuse, that will rezone two parcels from R‑20A to R‑8 conditional to allow a 117‑lot detached single‑family subdivision.
Planning staff presented the project as medium‑density residential consistent with the town comprehensive plan and the UDO, and recommended approval “with no conditions of approval except that a traffic study be done prior to the preliminary plat application.” The site lies adjacent to Smithfield Middle School, backs up to the Neuse River, includes riparian buffers and some floodplain, and will be required to connect to town water and sewer.
The council’s approval included three explicit conditions: completion of a traffic impact analysis before the preliminary plat; a requirement that the development include only single‑family dwellings; and adoption of architectural standards similar to Buffalo Ridge. Staff and council members discussed typical architectural features to be required, including a mix of brick or stone on approximately a quarter of front facades, side/corner windows on corner lots, and avoidance of vinyl on front facades. In council discussion a member said they would “make that a condition” to ensure the product aligns with adjacent neighborhoods.
Residents at the public hearing raised concerns about traffic, stormwater and compatibility with the surrounding neighborhood. Dan Simmons, an adjoining property owner, told the council he would “see that the UDO is followed to the letter” and said he expected the stormwater ordinance to be enforced. Other residents asked the council to require architectural standards now so developers know expectations before investing in plans.
The council debated whether to attach architectural conditions at rezoning or wait for the preliminary plat process; the planning director and multiple council members said conditional zoning is the appropriate place to negotiate conditions the developer will accept. The motion passed after the mayor cast a deciding vote following a tie among council members.
Next steps: the applicant must complete the required traffic analysis and return to the council with a preliminary plat and construction drawings. Staff said the preliminary plat will require additional technical review to confirm stormwater, buffering and UDO compliance.
