Clayton planning board tables rezoning for Winston Point parcel after concerns about plan detail and traffic

At its November meeting the Town of Clayton Planning Board voted to table a conditional rezoning request for Phase 3H of the Winston Point master plan after members said they needed more information about site layout, traffic mitigation and existing infrastructure problems.

Staff presented application 2024-138, describing a request to amend an older master plan (originally approved under Johnston County jurisdiction) to change Phase 3H from a church use to single-family attached housing. Senior planner Audrey told the board the 12-acre parcel on the south side of Winston Road east of Red Jasper Way would contain 87 units — about 7.4 units per acre — and that the proposed density is inconsistent with the Future Land Use Map’s low-density designation (3 units per acre). Nevertheless, staff recommended the planning board forward an approval recommendation to town council because the request, staff said, aligns with surrounding development patterns and the town’s growth objectives.

Board members raised repeated concerns that the application packet showed only a blank spot labeled with “87 units” rather than a concept sketch showing unit layout, circulation and a site footprint. Several members said they would prefer a concept plan that indicates roughly where streets and buildings would sit so the board can assess circulation and safety before sending a recommendation to council.

Traffic and engineering representatives for the applicant told the board they prepared internal plans to derive the 87-unit count and are coordinating with NCDOT. McAdams traffic lead Nate said the offset intersection near the adjacent school resulted from misaligned submittals when the original drive and Red Jasper Way were permitted; the applicant’s team is working with NCDOT and town staff on a fix but said shifting the roadway could be complicated by utility conflicts, including a large master water meter. The traffic consultant said any required turn lane would be constructed by the applicant in coordination with NCDOT, and that a 2001 traffic-impact analysis assumed retail that was never built, which reduces current trip-generation compared with the original study.

Residents who spoke during public comment urged caution. Lauren McCourt, president of the Winston Point South HOA, told the board roads built in 2017 still have not been accepted for maintenance, the community pool remains owned by the declarant, and several ponds were never finished; she said the HOA has incurred legal fees seeking remedies. A developer representative (identified in the transcript as Patty Harrell Hilburn and representing the construction team referenced as D.R. Horton in meeting comments) said the developer and its engineers are working with NCDOT, Carolina Water Service and town staff to address turnover, utilities and interim solutions.

Board members debated whether to table the matter to get more detail, recommend denial so town council could require changes, or forward the item with existing conditions. Board member Jason Carter moved to table the application until the applicant can address the issues raised; the motion was seconded and passed (the chair reflected the record showed agreement except for one opposing vote). Staff told the board that, because of internal deadline constraints, the next realistic placement on the planning-board schedule could be January unless the applicant coordinates an earlier submittal and technical-review timeline with staff.

What’s next: The planning board’s motion to table means the applicant must provide additional materials addressing the board’s concerns about a concept layout, the NCDOT turn-lane location and the Red Jasper offset before the board will make a recommendation to town council. Town staff said they would work with the applicant and NCDOT and noted technical-review committee review will be needed before a new board hearing.