JOHNSTON COUNTY SCHOOLS SMITHFIELD, NORTH CAROLINA
INTEGRATED PLANNING FOR SCHOOL AND COMMUNITY (IPSAC)
LAND USE STUDY REPORT
PREPARED AND SUBMITTED BY OPERATIONS RESEARCH AND EDUCATION LABORATORY INSTITUTE FOR TRANSPORTATION RESEARCH AND EDUCATION NORTH CAROLINA STATE UNIVERSITY APRIL 28, 2014
INTEGRATED PLANNING FOR SCHOOL AND COMMUNITY School systems nationwide are facing difficult planning challenges arising from an increasing student population, an aging school infrastructure, and increasing complexity in pupil assignments. The communities that must fund building and renovation projects share these challenges. The Operations Research and Education Laboratory (OREd) has developed a system of Integrated Planning for School and Community (IPSAC) that integrates community and regional data, economic and demographic forecasts, land use studies, GIS student and school data, and mathematical optimization algorithms. The integrated planning system is comprised of multiple data-driven components including:
• Membership Forecasting • Land Use Studies • Out-Of-Capacity Analysis • School Site Optimization • Attendance Zone Optimization
OREd is part of the Geovisual Analytics and Decision Management (GADA) group at the Institute for Transportation Research and Education (ITRE) on Centennial Campus of North Carolina State University. Since its founding in 1990, OREd has assisted dozens of school districts in North Carolina and beyond and has served many districts for over two decades. OREd is a pioneer in data-driven decision science applications in school planning and continues to explore new technologies that help decision-makers better plan for their schools and the communities they serve.
This report documents findings from the Land Use Study of the Johnston County Schools district. The objective of the Land Use Study is to quantify future growth potential by school attendance zones. The Land Use Study includes two components: Community Interviews and Geographic Information Systems (GIS) analysis.
Community Interviews: Community interviews allow OREd to compose an impression of future growth of the study area by interviewing planners, utility works, chambers of commerce, economic development officials, etc. By involving the community in the study, these critical interviews cultivate an understanding of infrastructure development plans (transportation, water/sewer), recent subdivision permits, residential zonings, available land for development, and comprehensive plans developed by the local government agencies.
GIS Analysis: OREd performs geo-spatial analyses based on GIS parcel and student data using state-of-the-art GIS software. The GIS analysis provides quantitative data concerning available parcels and subdivision lots that then can be used to identify areas of future growth. Student demographic analysis can also be conducted at this stage to better understand socio-economic compositions that may influence school assignment decisions.
Through the combination of the community interviews and the data-intensive GIS analysis, OREd is able to articulate school membership growth by school attendance zone. The culmination of this Land Use Study is the presentation of the 2013-14 Out-of-Capacity table for Johnston County Schools, which provides a ten-year building-level membership forecast.
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INTRODUCTION
Johnston County lies in eastern central North Carolina to the east of Wake County, and comprises the easternmost county in the Research Triangle region. The rapid growth of the Research Triangle region is the primary driver of Johnston County growth. The county has found favor among families who want to live in proximity to employment sites in Raleigh and Research Triangle Park while enjoying the amenities of the region, but seek housing that is less expensive than that in Wake County. Johnston County is also an attractive residential location for some families in which one person is employed in Goldsboro/Wayne County, and another person is employed in the Research Triangle area. In general, those interviewed could be characterized as supporting growth.
This land use study describes the relative level and location of residential growth that has occurred and is anticipated to occur in Johnston County. Findings in this report were derived from a series of interviews that were conducted with stakeholders on January 27, February 7, 20, 24, and 26, 2014. Additional information was gathered from various Websites, including those of the North Carolina State Data Center, the North Carolina Department of Commerce, and the North Carolina Department of Transportation.
This report is organized with sections that include discussion of: • Key trend and status indicators—population, employment, and economic development • Growth in Johnston County—causes, factors constraining growth, and economic development activities • Transportation—planned highway improvements, and other transportation modes • Water/sewer—current and planned infrastructure • Anticipated non-residential development—current and anticipated commercial, office, and industrial development, and major employers • Anticipated residential development—areas with current and anticipated high residential growth, and information on subdivisions approved/under construction
KEY TREND AND STATUS INDICATORS
The North Carolina Office of State Budget and Management (OSBM) projects Johnston County population growth for the period 2010-2020 as “high, > 15%”.1 According to OSBM estimates, the population of Johnston County increased from 168,878 in April 2010 to 174,933 in July 2012, the most recent date for which data are available. That represented a 3.6 percent population increase, which was substantially greater than the 2.4 percent average statewide population increase for that period. In-migration to the county is estimated to have been responsible for approximately two-thirds (2.2 percent) of the Johnston County population increase between 2010 and 2012.
1 North Carolina Office of State Budget and Management, County/State Population Projections, Growth Maps 2010- 2020, accessed at: http://www.osbm.state.nc.us/ncosbm/facts_and_figures/socioeconomic_data/population_estimates/demog/20102020 growthmig.pdf 3
Between April 2010 and July 2012, municipalities in Johnston County grew in population as shown in Table 1 below.
Table 1: 2010-2012 Population Growth in Johnston County
Area / Municipality April 2010 July 2012 Est. Change Change Population Population (No.) (%) Johnston County Total 168,878 174,933 6,055 3.6% Archer Lodge 4,292 4,456 164 3.8% Benson (part) 3,311 3,344 33 1.0% Clayton (part) 16,116 16,529 413 2.6% Four Oaks 1,921 1,950 29 1.5% Kenly (part) 1,176 1,180 4 0.3% Micro 441 444 3 0.7% Pine Level 1,700 1,734 34 2.0% Princeton 1,194 1,203 9 0.8% Selma 6,073 6,119 46 0.8% Smithfield 10,966 10,988 22 0.2% Wilson's Mills 2,277 2,357 80 3.5% Zebulon (part) 0 0 0 0.0% Municipal Total 49,467 50,304 837 1.7% Unincorporated Area 119,411 124,629 5,218 4.4% Source: July 2012 Municipal Estimates by County, North Carolina Office of State Budget and Management, at: http://www.osbm.state.nc.us/ncosbm/facts_and_figures/socioeconomic_data/population_estimates/demog/muniestb ycounty_2012.html
The Johnston County population is projected to continue its growth at a rate of approximately twice the projected North Carolina statewide rate through 2020, as shown in Table 2.
Table 2: Projected Annual County Population Totals 2012-2019:
Location Jul-12 Jul-13 Jul-14 Jul-15 Jul-16 Jul-17 Jul-18 Jul-19
Johnston 174,933 176,912 179,053 181,192 183,330 185,469 187,608 189,746 County % Change N.A. 1.1% 1.2% 1.2% 1.2% 1.2% 1.2% 1.1% North 9,765,229 9,872,976 9,978,483 10,083,817 10,191,187 10,296,482 10,403,945 10,509,938 Carolina % Change N.A. 1.1% 1.1% 1.1% 1.1% 1.0% 1.0% 1.0% Source: Annual County Population Totals 2010-2019, North Carolina Office of State Budget and Management, at: http://www.osbm.state.nc.us/ncosbm/facts_and_figures/socioeconomic_data/population_estimates/demog/countytot als_2010_2019.html
Johnston County has eleven towns, listed in order of size: Clayton, Smithfield, Selma, Benson, Archer Lodge, Kenly, Four Oaks, Pine Level, Princeton, Wilson’s Mills, and Micro.
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As of July 2012, Clayton had the 53rd largest population (16,529), Smithfield had the 77th largest population (10,988), Selma had the 116th largest population (6,119), Archer Lodge the 147th largest population (4,456), Benson the 191st largest population (3,344), and Wilson’s Mills the 231st largest population (2,357) of the 553 North Carolina municipalities2.
North Carolina Department of Commerce data show that the December 2013 unemployment rate in Johnston County (5.8%)3 was lower than the statewide average for North Carolina (6.9%).4 The county’s unemployment rate has decreased from its most recent peak of 11.2% percent in February 2010. The 2012 Johnston County per capita income was lower than the North Carolina statewide average. Table 3 summarizes this information.
Table 3: Key Trend and Status Indicators
Indicator Johnston County North Carolina Population Increase 2010-2012 3.6% 2.4% Net In-Migration Population 2.2% 1.5% Increase 2010-2012 Unemployment Rate (December 5.8% 6.9% 2013) Per Capita Income (2012) $22,6715 $25,2856
In the second quarter of 2013, the manufacturing sector provided 15.2% of Johnston County employment. Other economic sectors with significant shares of county employment included retail trade (14.5%), accommodation and food services (10.5%), government (10.1%), health care and social assistance (8.5%), construction (7.0%), and public administration (6.1%).7 Commuting Patterns Commuting data from the 2010 U.S. Census show the following patterns for Johnston County. Of the 48,819 persons employed in Johnston County, 35,412 (72.5%) were county residents, and 13,407 (27.5%) were in-commuters from other counties. In-commuters came primarily from Wake County (36.3%), Wayne County (15.0%), Harnett County (14.7%), Wilson County (8.0%), Sampson County (4.5%), and Nash County (3.6%).8
There were a total of 41,262 out-commuters from Johnston County who worked in other counties, for a net out-commute of 27,855 persons. Out-commuters primarily worked in Wake County
2 2012 Municipal Populations Ranked by Size, North Carolina Office of Budget and Management at: http://www.osbm.state.nc.us/ncosbm/facts_and_figures/socioeconomic_data/population_estimates/demog/rankedbys izelargest_2012.html 3 North Carolina Department of Commerce, Labor and Economic Analysis Division, news release at: https://www.ncesc1.com/pmi/rates/PressReleases/County/NR_Dec2013_CountyRates_M.pdf 4 North Carolina Department of Commerce, Labor and Economic Analysis Division, news release at: https://www.ncesc1.com/pmi/rates/PressReleases/State/NR_Dec_2013_StRate_M.pdf 5 http://quickfacts.census.gov/qfd/states/37/37101.html 6 http://quickfacts.census.gov/qfd/states/37/37101.html 7 http://accessnc.commerce.state.nc.us/docs/countyProfile/NC/37101.pdf 8 Calculated from data in Table 1. Residence County to Workplace County Flows for the United States and Puerto Rico Sorted by Residence Geography: 2006-2010 at: http://www.census.gov/population/metro/data/other.html 5
(74.5%), Harnett County (4.9%), Durham County (4.2%), Wayne County (3.4%), and Wilson County (3.3%).9
Information from the interviews on commuting patterns included the following: • Out-commuters from Micro travel primarily to employment locations in Wake County. Few residents work in Micro, as there are few employers. • Many Princeton residents work at pharmaceutical companies in Clayton, as well as in Raleigh and Research Triangle Park. Some residents work at commercial sites in Goldsboro. Local officials estimated that 50 percent of residents out of town travel to employment sites to the west, 25 percent travel to out of town sites to the east or north, and 25 percent are employed in the town. Construction of the Goldsboro Bypass has facilitated travel from Princeton to Goldsboro. • A greater number of Selma residents travel to work in Wake County than in Wayne County. Selma hopes to attract more active and retired military personnel as residents.
GROWTH IN JOHNSTON COUNTY
Johnston County has a significant rural population, and was said to have the third largest unincorporated population of all North Carolina counties. A county planner believed that North Carolina Office of Budget and Management estimates for the county population in the year 2020 were reasonable, and believes that the county population could grow as high as 200,000 by that year. An 18-20% rate of population increase from 2014 and 2020 was mentioned as being a sustainable rate of growth, as opposed to the current 12% rate of increase (perceived as too low) or the 50% growth rate (perceived as too high) that occurred during peak growth years.
Proximity to Raleigh is driving growth in Johnston County. One interviewee noted that Raleigh is growing to the south and west with little growth to the northeast. The western area of Johnston County has experienced particularly high growth as a result of its proximity and convenient access to Raleigh via I-40. Substantial growth has occurred in the areas of the I-40 interchanges with NC 210 and NC 42. The McGee’s Crossroads area had been the area in Johnston County with the greatest growth; however, the Pleasant Green Township was mentioned as the township with the greatest current growth. As a result of recent development, the amount undeveloped land available in the Cleveland area has decreased.
Construction of NC 540 between NC 55 and US 64/264 is anticipated to spur growth in northwest Johnston County for 20 years after completion. Water and sewer infrastructure is in place or planned for that area of the County, which will facilitate development. Wake County has not extended water or sewer mains into the area near the future NC 540. As Wake County does not operate sewer service, a developer in Wake County will need to install a private water/sewer system or seek municipal annexation to have sewer service available. Given Johnston County’s provision of water/sewer, one interviewee believes it is likely that more development will occur in Johnston rather than Wake County.
9 Calculated from data in: Table 2. Residence County to Workplace County Flows for the United States and Puerto Rico Sorted by Workplace Geography: 2006-2010 at: http://www.census.gov/population/metro/data/other.html 6
Substantial residential growth has also occurred in Clayton and in Wilders Township. Approximately one-half of new residential construction starts were said to have occurred in those two areas, particularly in the Flowers Plantation and Tuscany developments in Wilders Township. Due to its location in the unincorporated area of Johnston County, residents of Flowers Plantation pay only county taxes. The absence of a municipal tax has resulted in housing costs in Flowers Plantation being competitive with those in Clayton.
At the time of the previous land use study in 2007, several interviewees anticipated additional growth in Smithfield and Selma that would result from improved access to Raleigh and the Research Triangle Park via the US 70 Clayton Bypass. While some growth has occurred in Wilson’s Mills, Smithfield and Selma have not experienced a significant increase in growth attributable to construction of the Bypass.
There has been little residential development in the I-95 corridor, as towns such as Kenly, Micro, and Four Oaks lack direct access to Raleigh. However, Pine Level and Princeton, located east of I-95, have experienced some growth. Several subdivisions have been proposed for construction in Pine Level but have not yet been built.
Planners believe that changing residential preferences among young people will also affect growth in Johnston County. Young people are choosing to live in relatively close proximity to their work location, resulting in less demand for housing in suburban locations such as Johnston County. Unless additional employment opportunities are created in Johnston County, local planners believe the average age of the county population may increase.
Residential development is generally planned at a density of no more than 1.5 units per acre except in the two areas of the county with municipal sewer service—Cleveland Road, and the area of the Tuscany subdivision. However, one interviewee noted that Johnston County has approved several developments with a higher density. Metropolitan Service Districts (MSDs) identify locations in which municipal water and sewer service are available.
The sale of inherited farmland for development continues to occur but at a lower level of intensity than was occurring at the time of the previous (2007) land use study.
Several potential business expansions and relocations were said to be under discussion, with announcements possible within months following the interviews. Several pharmaceutical companies have facilities in Clayton, and that industry is a focal point for growth in that town. Novo Nordisk added approximately 100 positions recently, and Grifols has been expanding. The Four Oaks Business Park, located off I-95, has been growing.
A key constraint to growth is the lack of available vehicle capacity on I-40 during rush hours. Traffic delays affecting commuters traveling to Raleigh and Research Triangle Park were said to have reduced the attractiveness of Johnston County as a residential location. While I-40 may be widened to six lanes from US 70 Business to the NC 42 or the NC 210 interchange, funding is not currently available for construction. Completion of the southeastern portion of NC 540 between NC 55 and US 64/264 will facilitate growth in Johnston County, particularly the western portion of the county. NC 540 will interchange with I-40 to the west of the current interchange with NC
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42, and an interchange is planned for construction between NC 540 and NC 50 and Cleveland Road. However, it is likely to be more than ten years before the southeastern portion of NC 540 is constructed.
The NCDOT “Fortify” project to reconstruct I-40 south of Raleigh will impact Johnston County. The construction will require narrowing I-40 from three to two lanes, which will exacerbate traffic delays and make travel between Johnston County and Raleigh even more difficult during the reconstruction period. The most impactful construction is scheduled to begin in late 2014 and last for three years.
Most areas in Johnston County have soils that allow the use of septic systems, but the area along the Neuse River east of I-95, particularly along the Devils Racetrack Road corridor is relatively wet and unsuitable for use of septic systems.
Zoning / Extra-Territorial Jurisdiction (ETJ) In addition to Johnston County, the Towns of Archer Lodge, Benson, Clayton, Four Oaks, Kenly, Micro, Pine Level, Princeton, Selma, Smithfield, and Wilson’s Mills conduct planning and zoning.
Several municipalities in Johnston County possess Extra-Territorial Jurisdiction (ETJ), typically extending one mile beyond the corporate limits. Those municipalities include Benson, Clayton, Four Oaks, Kenly, Micro, Pine Level, and Selma. Princeton’s and Smithfield’s ETJs extend two miles from those town’s corporate limits.
Mobile Home Parks No new mobile home parks have been approved by Johnston County for at least 12 years. Mobile homes represent approximately 15% of all residential permits, and that rate was said to be decreasing.
No new mobile home parks or expansions to existing parks have been approved recently by many Johnston County municipalities including: Benson, Clayton, Micro, Pine Level, Princeton, Selma, and Wilson’s Mills. No mobile home parks have been converted to single-family housing, although that could occur in the future.
Impact Fees Johnston County and many of its municipalities do not charge impact fees. However, Benson charges a park and recreation fee of $200 per home; Kenly charges an acreage and flow fee in addition to tap fees for sewer service, Pine Level charges a $750 sewer fee and a $750 water fee per residential unit, in addition to tap fees; and Wilson’s Mills charges a fee of $400 per residential lot for cluster or conservation developments. Proceeds are used for parks, and will provide funds to construct an athletic complex west of town on Powhatan Road.
WATER AND SEWER
Water and sewer services are operated by the Johnston County Public Utilities Department as well as several municipalities. Some subdivision developments are served by private utilities, such as
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Aqua NC. That utility purchases water from Johnston County and distributes it through Flowers Plantation. The Winston Pointe subdivision may also be served by a private water system. Water Municipal water service is generally available throughout Johnston County. Adequate surplus capacity is available. The water treatment plant has a treatment capacity of 12 million gallons per day (12 MGD) with average daily demand of approximately 9 MGD. Through purchases from other water providers, the county can supply up to 18 MGD. No major extensions of water lines are planned.
The Johnston County Water System has two service areas—Johnston East, and Johnston West. The Johnston East service area is generally east of the Neuse River and south of I-95. The Johnston West service area is west of the Neuse River and north of I-95.
The Johnston County Water System supplies water to Clayton, Four Oaks, Kenly, Princeton, and Wilson’s Mills, as well as much of the unincorporated area of the county. The system also supplements water systems in Micro, Benson, Pine Level, Smithfield, Selma, and Fuquay-Varina.
Water is drawn from the Neuse River approximately one-half mile east of Wilson’s Mills. The water treatment plant is located at the intake site, and there are two 35 million gallon capacity storage reservoirs. Johnston County also purchases water from the Town of Smithfield.
Benson purchases water from the City of Dunn, and the Johnston County Public Utilities West Water System.
Clayton contracts with Johnston County to purchase up to 2.5 MGD. The town currently uses approximately 2 MGD. The town is negotiating agreements with Raleigh and Johnston County to secure additional water supplies.
Four Oaks, Kenly, and Wilson’s Mills purchase water from Johnston County Public Utilities. Each town provides water distribution.
Micro draws its water from two wells, and has a backup connection to the county water system. Current use is estimated to constitute approximately 20 percent of available capacity.
Pine Level operates a water treatment and distribution system. Water is drawn from wells, and the town recently installed a 300,000 gallon storage tank to replace a 75,000 gallon capacity tank. There is an interconnection with the Johnston County water system.
Princeton buys water from Johnston County. The average daily flow in the system is 140,000 gallons per day. Princeton recently completed a project to extend water and sewer service throughout the town.
Selma draws its water from nine wells, and operates a treatment facility. One well was added during the past five years. The treatment facility treats an average of 750,000 gallons of water per day. There are no near-term plans to expand the capacity of the treatment plant.
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Smithfield draws water from the Neuse River and operates a water treatment plant with a capacity of 6.5 MGD. The Smithfield South Water System purchases water from Johnston County Public Utilities East Water System and distributes it within the area of the town generally south of the Neuse River. Sewer The Johnston County Residential Sewer Service Policy limits the availability of municipal sewer service for residential developments to those “within Municipal Transition Districts (MTD’s); Interstate Highway Interchange Districts (IHID’s); Outlying Residential Sewer Service Areas (ORSSA’s); developments on land zoned R-10, PUD, or PDM prior to the date of adoption of the policy; and existing residences with failed or failing septic systems.”10
The Central Johnston County Regional Wastewater Facility treats wastewater from Four Oaks, Pine Level, Smithfield, Selma; and Wilson’s Mills, and has an interconnection with Clayton. County facilities also extend to and serve the East Clayton Industrial Park, the Cleveland community, the area along NC 42 east of the Neuse River, and the McGee’s Crossroads area. The treatment plant, located in Smithfield, has a treatment capacity of 9.5 MGD, with an average daily flow of approximately 4.5 MGD. No future expansion projects are planned.
Johnston County charges a sewer assessment fee of $2,700 per lot at the time of recording, and a water fee of $540 at the time of application for a building permit.
Wastewater from Flowers Plantation is treated by a private sewer operator, Aqua NC at a plant located on NC 42.
Archer Lodge does not operate a water or sewer system. A force main runs along Buffalo Road from the Archer Lodge Middle School; however, the town’s request for a connection from the town hall has been refused. Wastewater is treated at an Aqua NC facility.
Benson operates a 1.9 MGD wastewater treatment plant. The town is conducting a five-phase utility replacement and improvement program, of which the first two phases have been completed. It is not an expansion program. A sewer improvement plan will start in 2015.
Clayton operates the Little Creek Water Reclamation Facility with a permitted capacity of 2.5 MGD, and has joint ownership with Johnston County of a facility with treatment capacity of 0.9 MGD, and ownership with Raleigh of a facility with treatment of 1 MGD, providing a total of 4.4 MGD of available treatment capacity. By 2015, Clayton will have the capability to transfer up to 1 MGD of wastewater to Raleigh.
Several years ago, Clayton acquired a site for a wastewater treatment plant on the Neuse River. The town may construct a treatment plant; however, town officials believe that is unlikely until the distant future.
10 Residential Sewer Service Policy adopted 3/14/2005, contained in “Johnston County Water and Sewer Policies, Revised July 2013” accessed at: http://www.johnstonnc.com/files/utils/WaterSewerPolicy0214.pdf 10
Kenly operates a wastewater treatment plant with a capacity of 630,000 gallons per day, and average daily use was approximately one-half of that volume.
Micro sends wastewater to Kenly for treatment. The allowable volume is capped at 70,000 gallons per day, and Micro sends an average of 35,000 gallons per day.
Princeton operates a wastewater treatment plant with a capacity of 275,000 gallons per day. The facility generally operates at 60-70 percent of capacity, with an average flow of 160,000 gallons per day. Treatment capacity can be expanded to 500,000 gallons per day without acquiring any new permits.
The primary gap in the wastewater collection system is between the western part of town and the Princeton Elementary School. However, if a sewer line were to be installed, local officials noted that the town would need to share the cost with a third party, such as a developer.
Princeton charges $4.13 per gallon per day for estimated water usage and $6.22 per gallon per day for estimated sewer usage, with minimums of 200 gallons per day for new residential customers and 320 gallons per day for new commercial customers.
Selma operates and maintains approximately 37 miles of wastewater collection lines. Wastewater is treated by Johnston County. A $2 million rehabilitation of lift stations was completed two years ago. The rehabilitation also involved improvements to major sewer lines to reduce inflow and infiltration, resulting in an increase to the system’s surplus treatment capacity.
A new sewer line is planned for construction on Buffalo Road. The line will provide additional capacity to serve future residential development in the town’s northern ETJ.
Smithfield operates a wastewater collection system and sends wastewater to the Johnston County Regional Wastewater Treatment Plant.
Wilson’s Mills collects wastewater and sends it to the Johnston County facility for treatment. The town received a Community Development Block Grant (CDBG) to extend sewer lines, with construction likely to start in the summer of 2014. Sewer lines will be extended north along Fire Department Road and west along Powhatan Road from the town center. If the town is successful in receiving a grant from the U.S. Department of Agriculture, sewer lines will be extended east and west along Wilson’s Mills Road. The combined funds from the two grants could extend municipal sewer service through more than 70 percent of the town. Johnston County plans to shift more than 200 customers to the town’s sewer, and the town anticipates adding over 300 additional customers. Wilson’s Mills will not require people to connect to new sewer lines, but will charge those who choose not to connect a monthly fee of approximately $20 as opposed to a monthly cost of $48 for sewer service.
Following the extension of sewer lines, Wilson’s Mills officials anticipate an increase in residential density in developments that will be served by those new lines. Some multi-family housing may be developed in addition to denser single-family housing in those areas.
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TRANSPORTATION
Principal highways through Johnston County include Interstate Highway 40 (I-40), between Wake County and Sampson County, and I-95, running north-south between Wilson County and Harnett County, as well as US 70, from Wake County to Wayne County. Other major highways include US 301; US 701; NC 42; NC 50; NC 96; and NC 210.
Commercial passenger air service is not currently operated in Johnston County. Raleigh-Durham International Airport is the nearest commercial airport. Greyhound Lines operates bus service with service to/from Smithfield.
Passenger rail service operates on two routes traveling through Johnston County. The Carolinian, and Silver Star travel between New York and Raleigh (and other points south) with a station stop in Selma. The Palmetto and Silver Meteor travel between New York and Georgia/Florida, also with station stops in Selma. CSX Corporation and Norfolk Southern Corporation operate freight rail service. NCDOT North Carolina Department of Transportation (NCDOT) representatives said that no major transportation projects were in progress in Johnston County at the time of the interview. NC 42 was recently widened to four lanes from Clayton north to Glen Laurel Road.
As a result of a new North Carolina Department of Transportation process to prioritize transportation projects, any project that has not been let for bid by July 2014 will be cancelled and will be reviewed with new projects under the new prioritization process. The newly prioritized projects will be included in a new Transportation Improvement Program (TIP) that will be available in late 2014/early 2015. Potential projects to be evaluated and scored could include: 1. A safety improvement project to realign the NC 42/NC 222 intersection. 2. Resurfacing of I-95. 3. A safety improvement project involving a minor widening of Polenta Road at Cleveland High School. 4. I-40 widening to six lanes between NC 42 and I-440. The current TIP shows the portion between I-440 and the Wake/Johnston County line planned for construction during FY 2017-2020, and the portion from the county line to NC 42 unfunded and listed for construction in “future years” (after FY 2020). 5. Reconstruction of the I-40/NC 42 interchange to a Diverging Diamond Interchange. 6. US 70 Business widening to six lanes between Shotwell Road and the Johnston/Wake County border. 7. Construction of the Clayton Southern Connector.
Potential transportation improvement projects desired by the Capital Area Metropolitan Planning Organization (CAMPO) as noted by NCDOT staff include: • NC 50—widen to four lanes with a center median between Timber Drive and NC 42. • I-40—widen to six lanes between NC 42 and NC 210.
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• NC 42—widen to four lanes between Glen Laurel Road and Buffalo Road. This would include construction of a new bridge over the Neuse River. The current TIP shows this project unfunded and listed for construction in “future years” (after FY 2020). • New interchange to be constructed at I-40 and Cornwallis Road. This would be at least 10-20 years in the future. • Rearrangement of the I-95/Four Oaks interchange. This project would be at least 20 years in the future. • I-95 tolling—a future possibility that would include widening of the highway.
Potential transportation projects that the Rural Transportation Planning Organization (RPO) would like to see included in the prioritization process include: • US 301—widen to multi-lanes (four or five lanes) between NC 96 and Brogden Road. • Component Drive—extension from Peedin Road to US 301 in Smithfield. • Buffalo Road—widen to three lanes between US 70 and Old Buffalo Road. • Swift Creek Parkway—new highway to be constructed to connect US 70 Business and US 301. • Ricks Road—widen to three lanes between US 70 and Third Street in Selma.
The construction of NC 540 (Eastern Wake Freeway/Triangle Expressway Southeast Extension) to the US 64/US 264 Bypass is listed in the current TIP as unfunded and listed for construction in “future years” (after FY 2020).
NCDOT staff didn’t view the start of commuter rail service between Raleigh and Johnston County as likely to occur in the near future; however, with all transportation projects competing for funding, that operation could receive higher priority than it has in the past.
Better information on future transportation projects to be funded will be available after the preliminary scoring has been completed under the new prioritization process. Municipalities Major transportation improvements in the Benson area include: • Upgrading the I-95/NC 50 interchange • NC 242—widening to three lanes is in progress; however, Benson officials want the highway expanded to four lanes between the town center and I-40
Desired transportation improvements noted by Micro interviewees involve construction of left- turn lanes.
Intersection improvements are planned for US 70 in Pine Level that would upgrade the highway to a freeway extending from Wake County to Morehead City. At-grade intersections would be reconstructed as grade-separated interchanges or closed. The NCDOT does not plan an interchange at Creech’s Mill Road, so development has not progressed on parcels at that intersection. Local officials said that an interchange is planned only at Stevens Chapel Road.
Noble Street, in Selma, which serves a business park, is on a five-year plan for widening. The North Carolina Railroad (NCRR) is making $3.4 million in improvements to the rail corridor
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NON-RESIDENTIAL DEVELOPMENT
The pharmaceutical industry continues to expand its Johnston County workforce. Novo Nordisk is anticipated to hire an additional 110 employees as part of a $102 million expansion to the Clayton facility. Grifols continues to construct new facilities and has approximately 200 acres available for further expansion. The Clayton plant is one of only three company facilities worldwide, and the only facility with space for expansion. Caterpillar recently started an apprentice program for high school students.
Areas in which economic development officials anticipate growth include the US 70 Clayton Bypass interchanges, and the area from McGee’s Crossroads to Benson. Future growth will be driven by the availability of municipal water and sewer. Schools also drive economic growth, with districts that are perceived to have good quality schools attracting growth.
The area adjacent to the US 70/NC 42 interchange is considered likely to grow. One interviewee characterized the Princeton/Pine Level area as having potential for development as a result of its small town character and community schools. Plans to widen NC 242 north from Benson to I-40 could result in development in that area.
An interviewee noted that it is easier to develop farmland for residential than for commercial use, as greater effort may be required to assemble several parcels to create a tract of suitable size for commercial uses.
The opening of I-795 between Goldsboro and I-40 may change traffic and development patterns in eastern Johnston County. I-795 has been constructed between Goldsboro and Wilson, and will eventually provide a connection between I-95 and I-40. Commercial Development Commercial development information from the Johnston County Planning Department is shown in Table 4.
Table 4: Commercial Development, 2007-2013, Johnston County Planning
Year Site Plans Commercial Selected Developments Reviewed Square Footage 2013 N/A 229,000 Harris Teeter (Flowers), Dollar General, Cleveland Green Apartments Phase 2, Highland Ridge Apartments Phase 2 2012 18 174,000 Wal-Mart Express, Sheetz 2011 13 199,012 Cleveland Oaks Office Park, Highland Ridge Apartments, Bowman Manor Apartments 2010 8 41,838 Convenience store, distillery, auto repair shops 2009 16 204,786 42,000 sq. ft. retail, 26,680 sq. ft. warehousing, 22,436 sq. ft. restaurants 2008 35 849,142 Bojangles, Walgreens, Wachovia, Dollar General, 2 new high schools
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Year Site Plans Commercial Selected Developments Reviewed Square Footage 2007 36 577,874 Cleveland Green Apartments, Vinson Road Elementary School
Table 5 lists commercial subdivisions approved by Johnston County from 2008-2013.
Table 5: Commercial Subdivisions, 2007-2013, Johnston County Planning
Name Acres Lots Location Water Sewer 2009 Coats Commercial Tract—Sketch 31 15 Cleveland Rd. at Cornwallis Rd. Y Y Plan B&R McGee 5.9 8 NC 210 near Lassiter Rd. Y Septic Hwy 42 Commercial Tract 17.0 10 NC 42 at Old Drug Store Rd. Y Y 2008 Highway 42 Industrial Park 42.3 12 Cleveland Crossing Drive Y Y
County planners noted that regional commercial centers are planned at the I-40/NC 42, and I-40/ NC 210 interchanges. Start of construction on the River Oaks Commercial Park in the northeast quadrant of the I-40/NC 42 interchange was said to be at least one year and possibly two years in the future. Several smaller scale community commercial centers are also planned, for example at the NC 50/NC 42 intersection, at Flowers Plantation, and at McGee’s Crossroads.
The most recent large-scale commercial development was the construction of a Wal-Mart on NC 42 near the I-40 interchange. Several Sheetz convenience stores will be constructed, including one on NC 42 in Clayton, and another in Cleveland. Sunland Parkway, located in the northeast quadrant of the I-40/NC 42 interchange, is likely to be extended, as the area it would serve is a prime location for regional commercial development. There is interest in constructing regionally oriented commercial developing on the Westview property near the I-40/Cleveland Road interchange. A tract on Winston Road southwest of Clayton was approved by the county as a future school site, and has been annexed by Clayton.
Archer Lodge is not looking for large-scale commercial development, as the town wants to keep its village character. A solar farm may be constructed on a 30-acre parcel on the west side of Wendell Road, south of Tail Road. The owner of a large tract located behind the town hall site had been approached by developers, but was said not to be interested in selling the parcel.
At one time retail development was planned on a parcel near the Promenade development in Clayton, but nothing was planned for development there at the time of the interviews. A parcel between a distribution center and the Promenade may be developed for commercial uses. Pine Hollow Commons will be a commercial development with a drug store, restaurants, a bank, etc. on US 70 Business across from the Promenade.
A commercial and office complex with shops, restaurants, a bank, a motel, and office space is planned on 50-acre tract on NC 42 near the new Johnston Medical Center—Clayton. Britthaven will break ground soon for construction of a 300-bed facility located near the medical center.
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Studies are in progress for potential development at several interchanges on the US 70 Clayton Bypass in Clayton. A study of the US 70/US 70 Business interchange was under review by the town. A study to be completed in 6-8 months will forecast likely land uses and assess the infrastructure required to support those uses at the US 70/NC 42 interchange.
Four Oaks will construct a farmers’ market between US 301 and the railroad tracks. A 400-acre parcel south of I-95 is under contract, and planned for development as a large retail destination. Water and sewer service are available to the north of the parcel, but not on the parcel itself. Four Oaks has added several medical facilities as well as a Wal-Mart Express and a McDonald’s over the past few years.
Princeton has seen interest in constructing commercial development on parcels with convenient access to the US 70 Bypass. Municipal sewer lines extend to the three interchanges on that highway. The intersection of Edwards Road and US 70 is considered a prime site for commercial development, and a Bojangles restaurant was constructed recently there. A McDonald’s restaurant may be constructed at the Rains Mill Road interchange with US 70. Princeton plans to survey property owners within 2-3 miles of US 70 to determine their willingness/ interest in seeing their land developed for commercial or industrial uses.
A large mixed-use development, Eastfields, with retail, medical offices, and residential uses, is planned for a site off I-95 in Selma. The land was purchased 5-6 years ago, and initial construction is likely to occur in 2016. At build-out, the development may be similar to White Oak Crossing in Garner. Selma officials hope it will help to attract more residents.
Smithfield has experienced commercial and office/industrial growth. The Factory Outlets were said to be doing well. Local officials believe that additional retail, not manufacturing development is likely.
A Family Dollar store was under construction on a parcel in the eastern area of Wilson’s Mills at the time of the interviews, and a local spokesperson believed that construction of a fast food restaurant is likely in the future. An Athletic Complex may be constructed on a parcel on Powhatan Road.
The locations of future commercial development at intersections with US 70 in Wilson’s Mills were said to be on hold pending a decision by NCDOT on which intersections will be developed as interchanges when US 70 is improved to a limited-access highway. In an effort to attract commercial development, the town has zoned for a general business highway corridor overlay extending out 500 feet from the centerline along US 70.
There is the potential to combine several parcels at the intersection of Swift Creek Road and US 70 into a 100+ acre commercial tract. However, development at that location is unlikely until after NCDOT makes a decision on constructing an interchange at the intersection. Industrial Development There is one county-owned business park located across US 70 from the Johnston County Airport, but most business parks in the county are under the auspices of municipalities. Industrial growth
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has occurred in the Four Oaks Business Park, and at several pharmaceutical companies in Clayton, including Grifols, and Novo Nordisk.
Certified business sites are located in Selma, Smithfield, Four Oaks, and Benson: • Selma—off East Anderson Street between I-95 and the CSX railroad • Selma—off Buffalo Road • Smithfield—off Brogden Road east of I-95 • Four Oaks—on Four Oaks Parkway east of I-95 • Benson—on South Market Street Extension west of I-95
Such sites include property that is “shovel-ready” for an industry to construct a facility, meaning that the property is zoned for industrial uses, and has supporting infrastructure in place.
Current and potential industrial development mentioned by interviewees included: • Most non-residential development in Benson has consisted of expansions to existing businesses. Employment has been stable at PGI, the major employer in Benson, with a labor force of 230-240. • Grifols and Novo Nordisk have continued to expand their Clayton facilities, and both companies have open land to allow additional expansion. Novo Nordisk is preparing to expand its facility on Powhatan Road, and the expanded facility is likely to generate additional employment. • The Four Oaks Business Park, located on a large tract off NC 96 south of town, is the home to a Becton Dickinson distribution facility. The company hopes to expand to have 3,500 employees at that location in ten years. Four Oaks is working to bring natural gas to the business park in an effort to attract manufacturing. The town is also working to dam a stream that flows through the business park, and to create a 27-acre lake that will serve as a recreation facility. • A marble manufacturing facility may be developed in the northern area of Micro. • In Princeton, construction of a fertilizer distribution center that will employ 8-10 people is planned at Princeton Commons. There may be an option on a parcel located at the intersection of US 70 and US 70A to develop for industrial use. The site has rail access. • Current growth in Selma consists primarily of expansion of existing industries, particularly those with 3-15 employees. The largest unknown with regard to industrial development is what may develop at the two certified industrial sites. One site, located off I-95 could see 300-600 new jobs. The other site is located on Noble Street. With the change of the prison from a medium- to a minimum-security facility approximately 60 jobs were lost. • There are two undeveloped industrial sites in Smithfield—one east of I-95, and one north of the town. Two sites north of Smithfield (one off Brightleaf Boulevard, one off Buffalo Road) were proposed for development but no development has occurred since the owner passed away. • The Bartley Mill, located west of Wilson’s Mills, may expand. • A large parcel in Wake County off Greenfield Parkway, formerly a Nabisco facility site, will be developed in the future, and will likely spur other growth that will affect western Johnston County.
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Major Employers Several pharmaceutical companies and Caterpillar comprise the largest private employers in Johnston County. Major employers are listed in Table 6 below.
Table 6: Major Johnston County Employers
Name Location Product/Service No. Employees Johnston County Schools Various Educational services 3,000+ County of Johnston Smithfield Public administration 2,000+ Grifols Clayton Biotechnology 1,000-2,499 Caterpillar, Inc. Clayton Manufacturing 500-899 Novo Nordisk Pharmaceutical Clayton Manufacturing 500-899 Sysco Food Services, LLC Selma Food distribution 500-899 Precision Air/Flanders Corp. Smithfield Manufacturing 250-499 Automatic Rolls of NC Clayton Industrial bakery 100-249 Becton, Dickinson & Company Four Oaks Pharmaceutical distribution 100-249 3 C Packaging Clayton Packaging products 100-249 Natvar Clayton Manufacturing 100-249 Sona BLW Precision Forge Selma Steel forging 100-249
Wal-Mart Associates, Inc. Smithfield, Trade 1,000+ Clayton Johnston Community College Smithfield Educational services 1,000+ Andrew Corporation Smithfield Manufacturing 400+ Eaton Corporation Selma Manufacturing 400+ PGI Nonwovens Benson Manufacturing 400+ State of North Carolina Various Public administration 250+ Source: Johnston County Economic Development Office accessed at: http://www.jcnced.com/
RESIDENTIAL DEVELOPMENT
This section summarizes subdivision development activity that was cited during interviews, and describes observations on the status of selected subdivisions noted from a “windshield survey” that consists of driving through subdivisions and noting the number of housing units that were under construction, those completed and ready for occupancy, and those that were occupied.
Recent and anticipated residential developments in unincorporated Johnston County are described first, followed by residential developments in each municipality. Unincorporated Johnston County
Approved Subdivisions/Multi-Family Developments While several small residential subdivisions have been approved for development, no new large- scale subdivision has been approved by Johnston County in several years. No subdivision with 100 or more lots has been approved since 2008 or 2009. There is still a substantial inventory of approved but undeveloped lots, and residential construction is drawing from that inventory.
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Statistics for the numbers of housing units approved in major residential subdivisions in the years since the previous land use study was conducted (in 2007) are shown in Table 7 below.
Table 7: Major Subdivisions, 2007-2013, Johnston County Planning Department
Year Preliminary Proposed SF Proposed MF Total Units Lots Recorded/ Subdivisions Units Units Permitted 2013 15 137 210 367 795 2012 14 159 54 213 279 2011 19 N/A N/A 576 307 2010 17 N/A N/A 305 415 2009 14 N/A N/A 253 37 2008 30 N/A N/A 481 1,236 2007 63 N/A N/A 2,327 1,602
However, more lots were recorded during 2013 (955 lots) in Johnston County than for any year since 2008. That compares with approximately 1,200-1,500 lots recorded annually during the “boom” years of the early 2000s. Construction must start within two years following approval. If several lots are approved at one time, a developer must start construction on only one of those lots within the two-year period to maintain approval of all those lots. Table 8 lists subdivisions with 10 or more lots approved by Johnston County from 2008-2013.
Table 8: Approved Subdivisions, 2008-2013, Johnston County Planning
Name Acres Lots Location Water Sewer 2013 Pebble Creek 26.8 26 Shade Tree Rd., near Federal Rd. Y Septic Sunset Ridge Phase II 29.9 44 Sonny Rd., near Matthews Rd. Y Septic Langdon Farms (Revised) 46.5 44 NC 210 near Lassiter Pond Rd. Y Septic Allen Thornton Subdivision 14.2 21 Pleasant Hill Church Rd., near Y Septic Benson-Hardee Rd. 2012 Carriage Creek (Revised) 93.4 99 Cleveland Rd., near Polenta Rd. Y Septic Camden Place 26.4 26 Princeton-Kenly Rd., near Y Septic Fellowship Church Rd. Garland P. Sherrill Trust 34.7 17 Sanders Rd., east of I-40 Y Septic 2011 Millstone Ridge (Revised-5) 103.5 99 NC 210 across from Wiggins Rd. Y Septic Barefoot Landing—formerly 80.3 46 Matthews Rd., just before its end Y Septic Matthews Farm Phase 3 2010 Gates Mill (Revised) 74.4 50 Covered Bridge Rd., near Y Septic Applewhite Rd. Sawmill Place (Revised Section 87.0 87 Elevation Rd., near Gardner Rd. Y Septic 4) revision to add 15 new lots to existing 72 approved Vanclare Acres 21.8 32 Powhatan Rd., near Southerland Y Septic Rd. Langston Ridge West 29.2 37 Old Fairground Rd., near Y Septic Stephenson Rd.
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Name Acres Lots Location Water Sewer Ogburn Tract 110.5 85 Little Creek Church Rd., near Y Septic Cooper Branch Rd. Heritage Farms (Revised) 48.6 122 Cornwallis Rd., near Cleveland Rd. Y Y Branch Woods (Revised) 64.1 37 NC 50 near Old Drug Store Rd. Y Septic Summerset Place Phase IV 28.7 23 Steel Bridge Rd., near Lee Rd. Y Septic Sunset Ridge—formerly Sonny 10.0 14 Sonny Road near Matthews Road Y Septic Road Tract Crystal Creek—formerly Ogburn 110.5 4 add ’l. Little Creek Church Rd., near Y Septic Tract (see above) now 89 Cooper Branch Rd. 2009 Twin Creeks 33 92 Black Creek Rd. and Galilee Rd. Y Y Glen Iris (Revised) 38.1 43 Earpsboro Rd. near NC 39 Y Septic Andrews Way 20.1 11 Buffalo Rd., near Live Oak Church Y Septic Rd. Millstone Ridge (Revised—4) 103.5 97 (2 NC 210 at Wiggins Rd. Y Septic fewer than in 2008) Gearry Loomis Woodard 11.7 11 Ranch Rd. and Lee Rd. Y Septic Price Pond 35.0 37 Price Rd., near Jordan Narron Rd. Y Septic Williams Farm Phase 2 18.8 19 Jump Rd., near Bizzell-Braswell Y Septic Rd. 2008 Greystone Crossing 138.7 161 Old Fairground Rd., near NC 210 Y Septic Kings Mill (Revised) 39.0 55 King Mill Rd., near Hickory Grove Y Septic Church Rd. Junior Road Subdivision 23.8 16 Junior Rd., near Old Grapevine Rd. Well Septic Little Creek Farms Phase III 66.5 40 Steel Bridge Rd. and Jack Rd. Y Septic Millstone Ridge (Revised—3) 103.5 99 NC 210 at Wiggins Rd. Y Septic Sierra Heights (Revised—3) 191 286 Vinson Rd. Y Y Little Creek Farms Phase IV 36.4 43 Steel Bridge Rd., near Little Creek Y Septic Church Rd. Meadows Edge—formerly Wells/ 88.5 133 Cleveland Rd., near Monroe Rd. Y Y Fuller Tract Greystone Crossing Sec. 3 51.9 46 Old Fairground rd., near Ennis Rd. Y Septic Pierce Creek 12.9 14 Pierce Rd., near NC 50 Y Y The Knolls at the Neuse Phase III 63.9 82 Vinson Rd. Y Y Forest of Dene 13.1 15 Wendell Rd., near Wall Rd. Y Septic Hinton Tract (Revised)—now 77.1 78 Covered Bridge Rd., near Y Septic referred to as Heritage Castleberry Rd. Jack Road Tract 19.1 28 Steel Bridge Rd., near Jack Rd. Y Septic Branch Woods—formerly Carroll 64.1 37 NC 50 at Old Drug Store Rd. Y Septic Tract Cambridge Angier 18.7 21 Zack’s Mill Rd., near Penny Rd. Y Septic Summer Ridge Phase Three 45.5 24 Jackson King Rd., near Mt. Y Septic (Revised) Pleasant Rd.
Table 9 lists the numbers of lots approved in subdivisions located in the unincorporated area of Johnston County during the four-year period from 2010-2013. As the table shows, the greatest numbers of lots were approved in the Flowers Plantation and Tuscany subdivisions. The Adams Point subdivision had the greatest number of lots approved in the Cleveland area.
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Table 9: Lots Approved in Unincorporated Johnston County, 2010-2013
Subdivisions in 2013 2012 2011 2010 Four-Year Totals Unincorporated County Lots Acre age Lots Acre age Lots Acre age Lots Acre age Lots Acre age Flowers Crest at Flowers Plantation 20 4.5 20 4.5 Longleaf at Flowers Plantation 56 24 9 1.4 65 25.4 Peachtree at Flowers Plantation 36 12 14 6 42 19 92 37 Pineville East Cottages 4 1 13 4.064 17 5.064 Taft Woods East 18 24 18 24 The "Nine" at Flowers Plantation 19 17.819 19 17.819 Trillium at Flowers 34 9 34 9 Wilders Woods at Flowers Plantation 47 20 47 20 Flowers Plantation Total 109 43.319 135 74 55 21.4 13 4.064 312 142.783 The Cottages at Tuscany 43 21 43 21 The Estates at Tuscany 20 10.25 20 10.25 Meadows at Tuscany 41 11 47 12.64 88 23.64 The Reserve at Tuscany 23 7 12 2.7 35 9.7 Tuscany Total 43 21 64 18 79 25.59 186 64.59 Cleveland Crossing Apartments 170 11.6 170 11.6 Adams Point 79 41.813 16 8 36 17.503 131 67.316 Wellington 71 64 71 64 Portofino 32 31.75 14 7.5 8 5 9 20 63 64.25 Brook Run 20 12.33 9 7 10 6 18 18 57 43.33 Maplewood Run 35 34 20 16.14 55 50.14 Bowman Manor 48 6.61 48 6.61 Heritage Farm 44 17 44 17 Langdon Farms 44 46.8 44 46.8 Kyndal 30 14.645 3 1.2 10 5.412 43 21.257 The Village at Cleveland Springs 30 4 12 0.5 42 4.5 Glenbrook Meadows 40 8.7 40 8.7 Cleveland Green Apartments 40 5 40 5 Branch Woods 37 64 37 64 Parkers Point 27 23.44 27 23.44 Millstone Ridge 24 23 3 3 27 26 Sawmill Place 10 10 16 25 26 35 Oakwood 10 7 16 17.7 26 24.7 Camden Place 24 29.451 24 29.451 Carriage Creek 15 10.57 9 8.09 24 18.66 Crystal Creek 10 10 7 4.6 7 4.13 24 18.73 The Creeks at Millstone 20 20 20 20 Raynor Sands 11 13 8 16 19 29 Summer Ridge 18 23.905 18 23.905 Gates Mill 8 6.5 10 6.2 18 12.7 Sandy Grove 17 18 17 18 Glen Iris 12 8.21 4 3.5 16 11.71 Pebble Creek 14 15.7 14 15.7 Jordan Ridge 9 3.132 5 1.72 14 4.852 Huckleberry 13 27.9 13 27.9 Langdon Pointe 13 5.89 13 5.89 Sunset Ridge 12 10 12 10 Barefoot Landing 6 6 6 5.7 12 11.7 Langston Ridge 2 1 10 4.88 12 5.88 McLemore Farms 10 11 10 11 Chatham 10 2 10 2 Kings Mill 4 2.5 2 1 2 0.958 8 4.458 Palmetto Place 1 0.251 3 0.75 4 0.75 8 1.751 Island Creek 2 1 2 0.71 3 1.5 7 3.21 Creekview 6 12.75 6 12.75 Edenton 6 10.4 6 10.4 Tafton 5 5.68 5 5.68 Walkers Ridge 5 4.5 5 4.5 Willis Umstead 5 15.7 5 15.7 BSMPW Subdivision 4 22 4 22 Tralex 4 13.4 4 13.4 Green Earth Homes 3 5 3 5 Ruby Lynn Hudson Lee 3 4.7 3 4.7 The Knolls at the Neuse 1 0.49 1 0.49 Totals 795 424.391 327 174.88 307 206.49 415 366.372 1844 1172.13
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Current Residential Development The largest residential developments under construction in Johnston County were Flowers Plantation, Meadows of Tuscany and Portofino. With the exception of Flowers Plantation, Meadows of Tuscany and Cobblestone, few residential developments were under construction by national builders. Other current residential development involves construction and/or expansion of approved subdivisions such as Glen Laurel and Chandler’s Ridge.
Information on residential developments described in the interviews and/or noted from the “windshield survey” includes the following developments. This is not a complete listing of all residential development in Johnston County; a comprehensive analysis of residential developments and the related impact on schools is conducted in the GIS component of this land use study. • Broadmoor West—located off Cleveland Road. The windshield survey revealed three houses under construction; and two completed and ready for occupancy. • Camden Place—22 lots located outside Princeton off Princeton-Kenly Road. A surveyor said that housing construction was in progress at the time of the interviews. • Carriage Creek—located off Cleveland Road. The windshield survey found no houses under construction; one completed and ready for occupancy; and 30 occupied. • Creeks at Millstone—located off Covered Bridge Road, with houses priced from the $250,000s. The windshield survey found streets had been constructed, and revealed five houses under construction; and three completed and ready for occupancy. Archer Lodge does not plan to annex the subdivision. • Falls at Norwood—located on Pritchard Road. The windshield survey determined this subdivision to be built out. • Flowers Plantation—7,780 total residential units have been approved for construction. Planners said that approximately 2,500 units had been constructed at the time of the interview. The owner was said to be working with national homebuilders in an effort to increase the pace of development, with plans to develop 400 lots over the next several years. Flowers Plantation is partially gated and will be completely gated in the future. Buildout is likely in 5-10 years. Several neighborhoods were under construction including: o Chatham—a row house community. The windshield survey revealed four houses completed and ready for occupancy. o Flowers Crest at Flowers Plantation—houses priced from $150,000s. The windshield survey revealed two houses under construction; five completed and ready for occupancy; and two occupied. o Longleaf at Flowers Plantation—located near Peachtree at Flowers Plantation with houses priced from $200,000s. The windshield survey found one house under construction, eight completed and ready for occupancy; and 29 occupied. o Peachtree at Flowers Plantation—located off Flowers Village Boulevard with houses priced from $210,000s. The windshield survey found 12 houses under construction; four completed and ready for occupancy, and five occupied. o Pineville East Estates—houses priced from $220,000s. The windshield survey found one house under construction. o River Dell Townes at Flowers Plantation—located across Buffalo Road from the main development area with houses priced from the $200,000s. The windshield survey found three units occupied.
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o Taft Woods East—located off Motorcycle Road with houses priced $300,000- $400,000. The windshield survey found one house under construction; five completed and ready for occupancy; and 10 occupied. o Taft Woods West—located off Motorcycle Road. The windshield survey determined that this subdivision is built out. o The Village—Pineville West Estates—the windshield survey revealed four houses completed and ready for occupancy; and 52 occupied. o Trillium at Flowers Plantation—located off East Neuse Parkway with houses priced from $190,000s. The windshield survey found three houses under construction; and six completed and ready for occupancy. o Wilders Woods at Flowers Plantation—houses priced from the mid-$200,000s. The windshield survey revealed three houses under construction; seven completed and ready for occupancy; and eight occupied. o Mill Creek West—located off Murphrey Road with houses priced from $200,000s. • Hunters Mill—located off Cleveland Road with houses priced from $220,000s. The windshield survey found two houses under construction; and five completed and ready for occupancy. • Jordan Ridge—located off Josephine Road with houses priced from $180,000s. Phases 1 and 2 have been completed, with Phase 3 under construction. The windshield survey found four houses under construction. • Maplewood Run—located off NC 210 with houses priced from $200,000s. The windshield survey found 11 houses under construction, one completed and ready for occupancy, and 16 houses occupied. • Meadows of Tuscany—located off NC 42 with housing priced $160,000-$250,000. The windshield survey found six houses under construction and seven completed and ready for occupancy. • Tuscany Cottages—located off NC 42 and priced from $170,000s. The windshield survey found nine units occupied and one four-unit structure under construction. • Oakwood—located off Cleveland Road. The windshield survey found four houses under construction; one completed and ready for occupancy; and 30 occupied. • Pebble Creek—14 lots located on Shade Tree Road near South Johnston High School. • Portofino—located off NC 42. The windshield survey revealed eight houses under construction; two completed and ready for occupancy; and 30 occupied. • Sierra Heights—located off Vinson Road and priced from $140,000s. The windshield survey revealed 39 houses occupied and no housing construction in progress. • The Knolls at the Neuse—located off Glen Laurel Road. The windshield survey found five houses under construction; four completed and ready for occupancy; and many houses occupied. • Twisted Oaks—located off Josephine Road. The windshield survey revealed three houses under construction. • Walker’s Ridge—located between Freedom and Smith Roads, with houses priced from $160,000s. The windshield survey revealed three houses under construction in an existing section. No construction was in progress, nor had clearing taken place in a new section of the development.
Residential developments surveyed in the Cleveland/McGee’s Crossroads area included:
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• Adams Point—located off Old Drug Store Road with houses priced $200,000s to $350,000s. There are approximately 200 undeveloped lots in Adams Point. The developer has been requesting approval of 20-30 lots, constructing houses, and then requesting approval of another 20-30 lots, which has resulted in a relatively fast pace of development. The windshield survey found fifteen houses under construction; nine completed and ready for occupancy; and four occupied. In The Hunt at Adams Point section, one house was under construction; two were completed and ready for occupancy; and seven were occupied. • Cleveland Crossing—located on Cleveland Crossing Drive off NC 42. The windshield survey revealed two multi-family buildings, each with 24 units, under construction. • Cleveland Springs—located off Cleveland Road, with townhouses priced from the mid- $130,000s, and single-family houses from the upper $160,000s. • Greystone Crossing—approximately 30-40 lots were recently recorded in this subdivision located off Old Fairground Road east of McGee’s Crossroads. • Heritage Farms—located off Cornwallis Road. The windshield survey found seven houses under construction; and three completed and ready for occupancy. • Kyndal (formerly known as Cunningham Tract)—located off Cornwallis Road immediately south of the US 70 Bypass; approximately 40 lots being developed in small phases. • Summerwind—located on Summerwind Plantation Drive off Glen Road, with houses priced from $170,000s. The developer was seeking a rezoning from a community for residents age 50 and over to a mixed-use development. The windshield survey found two houses under construction; seven completed and ready for occupancy; and 10 occupied. • The Bluffs at Southport—located off Brahma Drive behind the Southgate subdivision. The windshield survey determined no construction was in progress. • The Village of Cleveland Springs—located off Cleveland Road, with townhouses and single-family houses priced from $120,000s.
Anticipated Residential Development Future residential development is considered likely in the McGee’s Crossroads and Cleveland area, particularly extending toward Fuquay-Varina. Infrastructure, particularly highways, is inadequate in the Cleveland area. NC 42 needs to be widened between NC 50 to US 70. Although NC 42 is being widened east from Clayton, there is a bottleneck at the Neuse River bridge due to the highway narrowing to two lanes past Glen Laurel Road.
In addition to the McGee’s Crossroads/Cleveland area, the area including Wilson’s Mills, Archer Lodge, and Clayton is likely to be a focus of growth. There are approximately 1,000 undeveloped lots available in that area including those in major subdivisions such as Cobblestone (200 undeveloped lots), Flowers Plantation (400), Glen Laurel (100), and Chandler’s Ridge (150).
A surveyor is aware of a total of 500-700 undeveloped lots in potential subdivisions in the Cleveland and Archer Lodge areas. Most of those potential subdivisions would have 20-30 lots. The Dickie Flowers Tract—located behind Portofino is planned for future development. Development has been on hold due to a requirement for a second highway access; however, a request for approval with only one highway access may be submitted. If approved, the development could include 300-400 units.
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While the market has shifted to smaller houses as a result of lending practices, the market is considered likely to return to larger houses as the economy improves.
Several new apartment complexes have been built in the NC 42 corridor, and a planner believes multi-family housing is likely to be the next focus of residential development. Approximately 100-300 apartment units were under construction in the NC 42 corridor between I-40 and the US 70 Clayton Bypass and there is interest in building more apartment units in the corridor.
Planned multi-family developments include: • 170 apartment units proposed on Cleveland Crossing Drive behind a Lowe’s store. • 90 townhouses on a tract on Glen Road, with the potential for additional units. • Development on the Ford property located on NC 42 in the Cleveland area Municipalities
Table 10 lists the numbers of lots approved in subdivisions within Johnston County municipalities. More detailed information on residential development in each municipality follows.
Table 10: Lots Approved in Johnston County Municipalities, 2010-2013
Subdivisions in 2013 2012 2011 2010 Four-Year Totals Town Jurisdictions Lots Acre age Lots Acre age Lots Acre age Lots Acre age Lots Acre age Cobblestone Village 30 6.72 16 19 3.34 32 6.07 97 16.13 Riverwood Athletic Club 33 10.7 38 8 71 18.7 Chandler Ridge 55 23.17 55 23.17 Meadows at Summerlyn 15 3.58 9 2.35 14 3.38 38 9.31 Winston Pointe 25 24 13 8.36 38 32.36 Glen Laurel East 19 8.8 18 13.7 37 22.5 Creekside Commons 33 15.47 33 15.47 Holts Lake West 30 42 30 42 Walnut Creek 24 9.5 24 9.5 Timberlake 10 46 12 14.356 22 60.356 Riverwood Townhomes 9 12 21 0 Lockwood Forest 11 10.07 11 10.07 Saint Johns Wood 10 8.4 10 8.4 Oak Grove 6 7 3 2.41 9 9.41 Ives Landing 8 2.92 8 2.92 Riverwood 3 1.6 3 1.6 SW Ranches Subdivision 3 2.85 3 2.85 Eagle Crest 1 0.54 1 0.54 Totals 160 95.79 191 106.52 81 42.98 79 39.996 511 285.286 Archer Lodge
Archer Lodge now conducts planning activities that had been conducted by Johnston County. The town has chosen a residential rather than commercial focus. Archer Lodge recently adopted a zoning code after having used Johnston County zoning for several years following incorporation. Archer Lodge does not charge any impact fees, but does require a recreational dedication or alternative in-lieu fee. Town residents were said to be interested in expanding recreational facilities, and the town has budgeted to develop a recreation master plan.
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The town does not have a downtown, but is focused on a crossroad, where the Barnes Store is a local landmark. The town intends to develop zoning for the area in the vicinity of the crossroad after conducting a planning process. A parcel on Buffalo Road across from the community center was purchased as a site for construction of a town hall.
Archer Lodge does not maintain streets, or water/sewer infrastructure. All residential developments have a homeowners association to oversee underground wiring and street lighting in the subdivision. Town planners will work with CAMPO as that agency develops a southeast area plan.
Residential development in Archer Lodge generally requires a minimum one-acre lot. No multi- family development is allowed yet in the town. Approximately 12 residential building permits had been issued since the town started to conduct code enforcement activities in October 2013. Some of those permits were for mobile homes. Active residential subdivisions at the time of the interview included: • Heritage (referred to as the Hinton Tract in the 2007 study)—approximately 75 total lots located on both sides of Covered Bridge Road between South Murphrey Road and Castleberry Road near the fire department. Construction was said to be starting on the first 12 lots. • Wheat Field—two undeveloped lots that are considered likely to have manufactured homes. • Wynnfall—two additional lots had been approved.
The Virginia Downs, Tafton, Horseman’s Run, and Creekside subdivisions were said to be generally built out.
A planner believed that the area southwest of the town center between Buffalo Road and Covered Bridge Road, and the area near the middle school are most likely to experience development. Potential future residential developments in Archer Lodge include: • A 30-acre tract east of Cooper Farms on Covered Bridge Road had drawn interest in development from several potential developers. • A possible subdivision on a tract near the Archer Lodge Middle School. No information was available on the number of lots that might be in that subdivision. • A company was said to have expressed interest in developing a 7-10 acre parcel on Covered Bridge Road west of town. Benson
Benson has not approved any new residential subdivisions recently. Residential development has generally been on ½-acre lots with municipal water service. Typical single-family houses are approximately 1,100 square feet and priced at $100,000-$110,000. Subdivisions mentioned in the land use study interviews included: • Beasley Estates—located off Surles Road east of Benson. One house was built during the past two years. The subdivision has approximately 10 undeveloped lots. • Brooklee Estates—approximately 10 undeveloped lots, located off Dogeye Road.
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• Colonnade—approximately 15 undeveloped lots; located off North Lincoln Street. Housing is priced at $220,000 and up. • Eastwood—approximately 20 undeveloped lots; located off NC 50 South east of I-95. • Lake Shore Drive Phase II—approximately 20-24 undeveloped lots, located off North Lincoln Street. • Willa Chase—110 lots, approximately 50% built out. Approximately 15 houses were constructed during the past year, and buildout is estimated in about three years.
Future residential development may occur in the NC 24 corridor north from downtown to I-40. Development may include mixed-uses, with some commercial development fronting NC 24 and residential development further back from the highway. Water and sewer are available in the corridor. Residential development may also occur in the NC 50 corridor. Sewer service in that corridor extends to the town’s corporate limits. Future residential development is also anticipated along Benson Hardy Road and Old Fairground Road north to McGee’s Crossroads. There is surplus water and sewer capacity sufficient to accommodate 1,500 additional homes; including 225-300 lots that have already been approved.
Campbell University, in Harnett County, opened a new medical school in the fall of 2013. Benson officials hope that Johnston County schools will attract residents from Harnett County. Clayton
From 2000 to 2010, Clayton’s population nearly doubled and strong growth is considered likely to continue, as Clayton is the Johnston County municipality in closest proximity to Raleigh. Housing in Clayton was characterized as moving from starter homes to mid-price homes. Residential development in Clayton primarily involves buildout of existing subdivisions. For example, the Cobblestone and the Riverwood subdivisions will be built out soon.
Residential developments in Clayton include: • Alpine Valley at Riverwood Athletic Club—located off Pritchard Road. The windshield survey found five houses under construction; six completed and ready for occupancy; and ten occupied. • Amelia Station—213 apartment units located on NC 42 at the intersection with Amelia Church Road, near the new Johnston Medical Center—Clayton. Amelia Station is planned for construction in one, instead of two phases. • Ashcroft—approximately 140 single-family and townhouse units; located off North O’Neil Street north of the Neuse River. The windshield survey found no evidence of development; construction had not started. • Chandler’s Ridge—located off Glen Laurel Road, with houses priced from $160,000s. Recently, 25-30 houses were built in this subdivision. The subdivision was originally planned for construction in three phases, with a total of 150-175 lots. A road connection was planned with the Summerlyn subdivision; however that would require swapping lots between the two subdivisions. The windshield survey found eight houses under construction; eight completed and ready for occupancy; and many houses occupied. • Cobblestone Place—located off East Champion Street. The windshield survey determined this subdivision to be built out.
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o Bristol at Cobblestone—located to the west of Cobblestone Place. The windshield survey found that no housing construction had started, but a street was being extended into the area planned for development. o Creekside Commons at Cobblestone—located adjacent to the Cobblestone Place subdivision. The windshield survey revealed a sign stating development would be coming soon. • East Village—192 apartment units, in which occupancy will start in the spring of 2014, plus single-family housing, located off East Front Street near Walden Way. The Front Street Extension will need to be built in Clayton before planned apartments can be constructed on a parcel. The highway should be in place by the spring of 2014. o Arbors at East Village—located at Walden Way and East Front Street off NC 42. A sign on the property noted during the windshield survey stated that construction will start during winter 2013, and will include apartments and single-family housing, plus office and retail space. • LionsGate—part of the Riverwood community owned by Fred Smith, will build out soon. The subdivision is located on both sides of Amelia Church Road with houses priced from $120,000s. The windshield survey found two houses under construction; and three completed and ready for occupancy in the section located on the south side of Amelia Church Road, and four houses under construction; three completed and ready for occupancy; and 17 occupied in the section located on the north side of Amelia Church Road. • Promenade Apartments—288 apartments to be located at the intersection of Shotwell Road and US 70 Business. The windshield survey found no development had been started; there was no evidence of construction activity having started. • Summerlyn—located off Glen Laurel Road with houses priced from $170,000s. The windshield survey found six houses under construction; and five completed and ready for occupancy.
Residential developments in the Clayton ETJ include: • Foxcroft at Timberlake—located on Loop Road, with single-family houses priced from the $300,000s. The windshield survey found no construction in progress, approximately 12 undeveloped lots, and 31 houses occupied. • Riverwood—the windshield survey found no construction in progress. • Timberlake—located on Loop Road, with single-family houses priced from the $220,000s. The windshield survey revealed one house under construction; two houses completed and ready for occupancy; and 31 occupied. • Winston Pointe—located on Winston Pointe Drive, with houses priced from $200,000s. The windshield survey found two houses under construction, four completed and ready for occupancy, and 15 occupied.
Potential residential developments in Clayton include: • Dairy Road Property—140-150 single-family units possible on a tract located on the proposed Clayton Southern Connector. • Earp Property (formerly known as Steeplechase)—approximately 600 acres with municipal water and sewer service available; located off Covered Bridge Road and North O’Neil Street, and listed for sale recently. A residential development with a commercial
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component was approved several years ago on the tract. The windshield survey revealed no development in progress. • Powhatan Ridge (aka Dunhigh Banks)—located on Vinson Road near Powhatan Elementary School is likely to be submitted for platting soon. The development will include 52 single-family lots, a daycare center, and office building. • Riverwood Ranch—267-acre mixed-use development located off Pritchard Road. Phase I was to be submitted for approval in February. A total of 400-500 lots are possible, and the development may include an 80-unit senior care component. A senior community with 238 housing units is likely to be the first part of the development to be built. • Winston Pointe—road construction is planned on a large parcel located on Winston Road. Municipal water, but not sewer is available, so the developer will need to secure sewer service from Johnston County, a town, or a private utility in order to proceed with development. • Unnamed—potential for development of a parcel on the east side of Shotwell Road near the NCRR tracks. • Unnamed—potential development on a parcel located between downtown Clayton and East Village.
The former Riverwalk subdivision (known as the old Pritchard property) located on Pritchard Road is now dormant.
The North Area Plan, a small area plan, will study an area northeast of the town center through which an outer loop connector road has been proposed for construction. Four Oaks
Four Oaks has grown and continued to make infrastructure investments through the recession. For example, sewer lines were extended on US 301. Those interviewed believe the town may double its population during the next 10 years. Local stakeholders want a high school in the town, and would prefer to contract attendance boundaries rather than split the town between attending a new school and an existing school.
Parcels along Boyette Road will develop primarily with residential uses. The land bordering Holts Lake is owned by three families who were said to desire high-end residential development.
Subdivisions under active development at the time of the interviews in January 2014 included: • Holt Lake West—54 lots, of which 17 were undeveloped; located off Thunder Road. • Meadow Hills—approximately 45 undeveloped lots; located southwest of Holt Lake West.
The Holt Lake South subdivision was built out.
Multi-family housing is available in Oak Park.
While the town of Four Oaks seeks growth, it is considered to be too distant from Raleigh to experience substantial growth.
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Kenly
No new subdivisions have been approved recently in Kenly. Micro
Several families in Micro own land that could be suitable for development; however, they were said to not be interested in selling it for that purpose.
A small subdivision is possible on a parcel on the south side of town near the new school site. Town officials said that between one and 50 housing units might be built, priced in the high $100,000s, and that construction could start in the spring of 2014.
A new middle school is planned for construction in Micro. Interviewees noted that Micro is the only town in Johnston County without a left turn lane on US 301. However, if a turn lane were to be constructed, that would require demolition of several businesses. There are approximately eight businesses in the town. Pine Level
Local officials do not believe there is much likelihood of growth in Pine Level. However, infrastructure in place is capable of accommodating growth when it occurs.
Many of the residential subdivisions in Pine Level, such as Laurel Mark, and LaBelle Acres are built out. The town has annexed several areas including: • Crocker Farms—located on a parcel on Peedin Road. This was to have been a mixed-use development with single- and multi-family residential housing • Grantham Farm—a parcel located south of US 70 on Creech’s Mill Road. This parcel was rezoned and annexed but no development has taken place. • Unnamed--tract north of US 70 Bypass and Creech’s Mill Road intersection has been zoned for industrial uses; streets have been constructed but no development has occurred. Princeton
Growth may occur with further improvements to US 70, as Princeton is a popular residential location for families in which one spouse works in the Raleigh area and the other in Goldsboro.
Housing construction has resumed at Lakeview at Holt’s Pond, which has approximately 15 undeveloped lots (of 120 total lots). Other subdivisions with undeveloped lots in Princeton include Cloverdale (approximately 18 lots and ½ built out), and Eagles Crest (approximately 20 lots and ½ built out). Engineering has been completed for a potential subdivision to be located at the end of West 3rd Street, but the start of construction has been delayed until demand for new housing increases. The area near Princeton Elementary School is considered to be the next area likely to be developed.
There has been little construction of multi-family units in Princeton. A building with seven multi- family apartment units may be constructed on a parcel on West 3rd Street in 2014.
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Selma
No new residential subdivisions were planned in Selma at the time of the interviews. Construction of residential apartments and some other types of uses is possible on a parcel on West Street. While multi-family housing has been only a small component (approximately 2 percent) of overall residential construction during the past 10 years, multi-family units accounted for approximately 20 percent of residential construction prior to that time.
The most likely location of future residential development is on NC 39 and NC 96 to the north of the town, in the ETJ, as the town is surrounded by other municipalities with little undeveloped land available elsewhere. Smithfield
Smithfield has a permanent population of 13,000, but grows to a daytime population of approximately 50,000 as a result of people shopping at the Factory Outlets. Smithfield will be a bedroom community to Raleigh. Travel time between Smithfield and Raleigh via the US 70 Clayton Bypass is similar to that between Benson and Raleigh.
There has been little residential development in Smithfield during the past several years. No new residential subdivision has been recorded since at least 2003. Bayhill Phase 2 was permitted but not built. There was some development of the Country Club subdivision prior to 2003.
While Smithfield has a residential development policy that offers tax rebates, an interviewee noted that it is more affordable, particularly with regard to taxes and utility rates, to live outside the town limits. There is an active market outside of Smithfield for single-family houses 1,200-1,400 square feet in size, and that market is anticipated to continue into the future.
Bradford Park, with 150 lots has water and sewer in place, and is ready for housing construction to start. However, that subdivision is considered likely to develop only after other subdivisions are developed further to the west. Bradford Park may include some multi-family units.
The town’s Extra-Territorial Jurisdiction (ETJ) has much undeveloped land. The recently constructed Booker Dairy Road will open land northwest of the town center for development. The Buffalo Road and Wilson’s Mills Road corridors are planned for future development.
Development to the south of the town is constrained by the presence of the Neuse River. The area to the east of I-95 is not likely to develop until after a bridge at Exit 95 is replaced. It is also not a convenient drive to Raleigh from points east of I-95.
While there may be growth in sales of mid-size, mid-price homes, that growth is not considered likely to occur in Smithfield during the next five years. Local officials believe that residential development will continue to migrate eastward from the Cleveland and Clayton areas. Some interviewees believed that development would take place at a higher rate if Smithfield were to share in the cost of constructing subdivision roads, water, and sewer infrastructure.
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There has been interest in developing high-end multi-family housing near a Wal-Mart. However, local officials would prefer more construction of single-family housing. The USDA stopped making loans available to residents in Smithfield and Clayton in mid-January; however, loans are available to residents of Wilson’s Mills and Benson. Local officials stated that growth will occur in areas where USDA loans are available, as those loans are a particularly important source of financing for first time home buyers.
Receiving its charter in 2007, Neuse Charter School is a K-12 college preparatory school located on Booker Dairy Road in Smithfield currently serving about 750 students, according to NC DPI Month-2 ADM. Wilson’s Mills
Wilson’s Mills was said to have changed from a farming community to a bedroom community. A town official believes the western area of the town is likely to experience additional residential development on ¾, and one acre lots. The area close to the town center is likely to see residential development on smaller lots.
Subdivisions under development in Wilson’s Mills include: • Cardinal Glen—approximately 12 undeveloped lots available, located off Powhatan Road; approximately 95 percent built out. • Elles Bend II—located off Gordon Road and approximately 40% built out, but no housing construction in progress. • Ives Landing—153 lots located off Southerland Road; and approximately 35% built out. At the time of the 2007 study, roads and other infrastructure were under construction. The windshield survey revealed three houses under construction; one completed and ready for occupancy; and many houses occupied. Construction in this subdivision was said to have slowed during the economic downturn. • Lockwood—located off Fire Department Road with houses priced from the low $100,000s; approximately 90 percent built out. The first phase was complete, and an expansion was under construction. At the time of the 2007 study, infrastructure had been completed but housing construction had not started. The windshield survey found no construction activity in progress in this subdivision that is nearly built out. • Tralee—approved for 373 houses, and approximately 75% built out; located off Swift Creek Road. • Unnamed—parcel at the end of Jones Road north of Johnston Farms, and planned for 275 lots. This parcel was identified as having potential for future residential development in the 2007 study. • Unnamed—two parcels on Gordon Road near Elles Bend that could be developed with a total of 17 homes.
Several subdivisions were said to be built out, including: • Elles Bend—located off Gordon Road • Glenview—located off Swift Creek Road • Graceland—located off Powhatan Road • Johnston Farms—located off Uzzle’s Pond Road
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• Lee Farm—located off Swift Creek Road • Northwoods—located off Wilson’s Mills Road Extension • Old Mill—located off Wilson’s Mills Road • Poplar Creek—located off Wilson’s Mills Road • The Homeplace—located off Powhatan Road • Twin Creek—located off Swift Creek Road
Areas of potential future residential development that were mentioned include: • Northwoods—22 lots will be available for development following installation of municipal sewer, which may occur in 2016. • Unnamed—two tracts located off Daniel Road with a total of approximately 45 acres with potential for commercial development or 150-200 residential lots. • Unnamed—approximately 92 acres located off Swift Creek Road to which municipal sewer service is available.
The Wilson’s Mills Athletic Complex is planned for construction in 2015 on a parcel on Powhatan Road.
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INTERVIEWEES:
Johnston County Planning Berry Gray, Director Johnston County Public Utilities; Chandra Coats, Director
Smithfield John Lampe, Mayor Paul Sabiston, City Manager Paul Embler, ASLA, Planning Director
Clayton Emily Beddingfield, Planner
Selma Alex Fuller, Public Works Director Cheryl Oliver, Mayor John Barlow, Town Manager Gerald Lanier, Water/Wastewater Director Jack Newman, Planning and Economic Development Director
Four Oaks Pauline Ketchum, Planning/Zoning Administrator Charles Hardee, Public Works Director Linwood Parker, Mayor
Benson Braston Newton, Assistant Town Manager/Planning and Zoning Administrator
True Line Surveying February 7 Curk Lane, PLS, Owner
Princeton February 7 Donald Rains, Mayor Marla Ashworth, Town Administrator Adam Stuckey, Public Works
Micro February 7 Jim Wiesner, Mayor Johnny Dixon, Board Chair, Public Works, Planning & Zoning
Pine Level February 7 Jeff Holt, Mayor Randy Holloman, Planning Board Chairman Scottie Hayes, Zoning Administrator Ray Stuckey, Public Works Superintendent Bob Harvey, Vice Chairman
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Archer Lodge February 7 Bob Clark, Planning and Zoning Administrator (In Focus Planning and Design contractor)
Wilson’s Mills February 20 Phillip Wright, Mayor Steven Joyner, Planning Director Kenneth Jones, Mayor Pro-Tem, Planning Liaison
Johnston County Economic Development February 20 Chris Johnson, Director
NCDOT February 24 phone interview Matti McLamb, Assistant district Engineer Chris Pendergraph, P.E., District Engineer
Jimmy Barbour, Surveyor February 26 phone interview
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