Despite Fewer Homes And Land Offer, Bellamy Project Faces Uphill Battle
SMITHFIELD – The Smithfield Town Council will take up a revised proposal for the controversial Bellamy subdivision at its Feb. 17 meeting, where council members will consider both a voluntary annexation request and a conditional rezoning application for the large-scale residential development.
The updated proposal from Rock Tower Partners LLC comes after the Town Council voted 5–2 in October 2025 to deny an earlier version of the project, which would have added 1,147 homes to the town limits.
Under the new plan, developers have reduced the total number of homes to 1,076 — 71 fewer than previously proposed — and added new concessions, including an offer to donate approximately seven acres of land along Lee-Youngblood Road for a potential future EMS or fire station to serve the area.
Despite those changes, the Smithfield Planning Board voted unanimously, 5–0, on Jan. 8 to recommend denial of the request, citing ongoing concerns about traffic, land-use compatibility, and conflicts with nearby agricultural operations.
Planning Board Raises Familiar Issues
The proposed Bellamy subdivision would be built on roughly 500 acres along Wilson’s Mills Road and Lee-Youngblood Road, north and east of Poplar Creek. The development includes 885 single-family homes and 191 townhomes, with an overall density of approximately 2.15 dwelling units per acre.
Planning Board members said the development remains out of character with the surrounding rural area and is not in harmony with nearby neighborhoods. Several board members also pointed to the project’s proximity to an adjacent hog farm, describing farm odors as a potential health concern and noting that the 24-hour operation would likely create noise issues for future residents.
Traffic impacts also factored heavily into the board’s decision. Officials expressed concern that the development would significantly increase vehicle trips along Wilson’s Mills Road, which already serves as a major connector between Smithfield and Wilson’s Mills.
Location, Jurisdiction Complicate Proposal
The property is located closer to the Wilson’s Mills town limits than to Smithfield’s town center, and a portion of the land lies within Wilson’s Mills’ extraterritorial jurisdiction (ETJ). Despite this, Rock Tower Partners is seeking voluntary annexation into Smithfield, a request that was formally presented to the Town Council during its Jan. 6 meeting.
If approved, the development would receive water and sewer service from Smithfield while remaining within the Wilson’s Mills fire district, an arrangement that raised public safety and service delivery concerns during the project’s previous review.
Staff Recommends Approval with Conditions
Town planning staff had recommended approval of the conditional rezoning request on Jan. 8, with nine conditions. Staff concluded that the revised plan is consistent with Smithfield’s Comprehensive Growth Management Plan and is reasonable and in the public interest.
The latest proposal includes increased lot sizes, expanded buffers near neighboring properties, additional guest parking for townhomes, more than 135 acres of passive open space, multiple private recreational amenities, and the offered EMS/fire station land donation.
Council Decision Ahead
While the Planning Board’s recommendation is advisory, the final decision rests with the Town Council, which is expected to hear public comment when the matter comes before it on Feb. 17.
Given the project’s history, strong public opposition is expected once again. The upcoming hearing will determine whether the developer’s revisions are enough to overcome lingering concerns — or whether the Bellamy subdivision will face a second denial.
—
RELATED ARTICLE: Split Vote: Smithfield Halts Plans For Massive 1,147-Home Subdivision Near Wilson’s Mills
Discover more from JoCo Report
Subscribe to get the latest posts sent to your email.
Finally some opposition, for all of the right reasons. We don’t want our communities turned into the city. Developers only think about the money, and don’t care about the residents or the future of the area. I wonder how many of them live here 🤔
We’re full and the infrastructure isn’t even enough for the current population.
Before I begin, I am NOT a resident of Smithfield. My reason for commenting is to make aware of the many issues this development could create for current and future residents. Having background in subdivision proposals, there are a multitude of questions that must be answered before any approvals are granted. I have noticed glaring problems within subdivisions in many of the surrounding counties as well as JOCO. The first being, houses are being built lower than the road centerline which creates drainage issues from the git go. There must be a drainage plan drawn using a topography map to insure drainage will not become a problem especially for the first time homebuyer. Having also been a farmer, we were often being besieged with complaints from a neighbor. Note, they bought the home knowing we had a working farm. Allowing this subdivision to proceed almost guarantees new homeowners will be complaining. Don’t allow the “cart before the horse” mentality to destroy Smithfield and JOCO.
We live in the area now. Wilson’s Mills Rd traffic is already bad in mornings and afternoons. It seams children can’t ride the school bus anymore. Now consider traffic increases to the new high school. We hope consideration will be given to the people who worked and lived in this area most of their lives.
Why are contractors so greedy that they have to cram in so many houses where its just not appealing to look at let alone live in? Doesn’t anyone take pride in their work anymore? The way these new neighborhoods are just houses crammed into as little space as possible, 71 less is not going to make a difference to the traffic it will cause. Just sad that this seems to be the downfall of Johnston County. Too much growth way too fast.
Not a resident of JoCo, but dealing with the same exact issues in Union County, NC. It seems these Disney cruise ship-type developers want to come into rural areas, ask for land annexations from towns so they don’t have to follow the unincorporated county rules. These towns agree to annex and then leave it to the small rural communities to shoulder the burden of so much influx. It’s criminal what these developers are allowed to do and it begins with Raleigh. Those folks in Raleigh are passing bills that are handing over more and more control to developers and building – with most of those creating and passing the bills being developers, realtors, and builders themselves. Folks should start paying more attention to their local town councils and figuring out which council members are cozying up with the developers – because it’s there – right under all our noses.