Proposed Ordinance Would Change How Johnston County Handles Subdivisions, Farms, And Growth

SMITHFIELD — About 50 people attended a special-called meeting of the Johnston County Planning Board on Tuesday, Dec. 2, to hear a presentation on the proposed new Unified Development Ordinance (UDO), a comprehensive update to the county’s land use and development rules.

Planning Director Braston Newton described the draft UDO as a “departure” from the county’s current ordinance, noting that it aims to guide safe, orderly growth, ensure development aligns with the county’s comprehensive land-use plan, and confirm that public services such as water and sewer can support new homes and businesses.

Anna Willis, a land planner with Kimley-Horn, whose firm collaborated with county staff on the roughly 620-page document, said the ordinance has been in development for about 18 months.

Currently, Johnston County has a single residential zoning district, Agricultural Residential (AR). The proposed UDO would create five additional residential districts with varying densities. Proposed densities by district vary from 1 unit (home) per 5 acres, 1 unit per 2 acres, 1 unit per acre, 4-5 units per acre, to a maximum 4-detached or 6-attached units per acre, depending on the zoning classification.

Under the new plan, housing density is more clearly defined. For example, a 10-acre property with eight buildable acres zoned for four homes per acre could accommodate only 32 homes, not 40.

Subdivision review rules would also change. Smaller subdivisions with fewer than 50 lots would be reviewed and approved by planning staff, with an appeal option to the county Board of Adjustment if a request is rejected. Subdivisions with 50 or more homes would require county commissioners’ approval. Notification requirements for neighboring property owners remain unchanged.

The draft UDO also includes a new tree preservation plan to prevent excessive clear-cutting and establishes buffers between new developments and existing farms: 75 feet for residential subdivisions and 500 feet for industrial sites.

During the meeting, Planning Board member Tim Little raised concerns about Traffic Impact Analysis (TIA) studies, which are currently required for subdivisions with 100 or more homes. Newton said the planning department could still require roadway improvements at access points even when a TIA is not automatically mandated. Board members also discussed shared-driveway standards for secondary roads, which are still under review.

Newton emphasized that the draft ordinance is not final. “Nothing is written in stone until it’s adopted,” he said. Attendees were not allowed to ask questions during the meeting but were encouraged to submit inquiries by email.

County commissioners are expected to review the draft UDO as early as January, with adoption anticipated at a later date.

The proposed ordinance applies only to unincorporated areas under county planning jurisdiction and does not affect the towns within Johnston County. It outlines how developers can build homes and businesses, how property owners may divide land, and the steps required before construction begins. Farms remain largely exempt except when non-farm uses are added.