Decision On 698-Unit Development Postponed

The Smithfield Town Council has postponed a vote, by one month, on whether to approve a massive 698-unit housing development in West Smithfield, across from an Amazon distribution warehouse currently being built. The dwellings would be built on approximately 47 acres out of a 198 acre tract of land.

Carolina Land Development LLC submitted plans for Floyd Landing, consisting of 118 detached single family homes, 220 townhomes and 360 apartment units on the south side of Highway 70 West. The proposed development is just outside the Smithfield city limits but the developer has requested voluntary annexation.

A portion of the 198 acre property is within the floodplain. 151 acres, or about 75 percent of the site, will remain undeveloped open space. This area includes streams, wetlands, ponds, flood plain and buffers. The development will include pocket parks and a recreational building. An 8 foot asphalt multi-purpose trail would be constructed along Highway 70.

Developers requested several variances from the Town’s Unified Development Ordinance (UDO). For example, the Town requires a minimum lot size of 8,000 square feet for low density residential development . The average lot size in Floyd Landing would be 5,150 square feet. The proposed typical detached home lot size is 42 feet wide by 115 feet deep. Under town code, without a variance, the minimum lot width is 60 feet

Townhomes would be on average 20 foot wide, with a 10 foot wide driveway.

Smithfield currently has a maximum building height of 35 feet for an apartment building. The developer wants a building height of 50 feet.

Other variance requests include a zero foot setback from the side property line for townhomes. The town requires a minimum of 10 feet. The town requires 34 foot wide paved streets. The developer wants to install 27 foot wide subdivision streets.

UDO code requires a 24 foot square foot enclosed storage space for each multi-family unit. The submitted plans want storage to be included in units that have a garage, and for all other units without a garage, space can be rented at a centralized location for the other property owners.

Plans call for just two parking spaces for each single-family home. Additional parking for up to 70 vehicles is proposed in overflowing parking areas. Developers requested on-street parking within the townhome areas, something town council members were not in favor of.

Floyd Landing would connect to Highway 70 at three locations. Additional highway improvements will likely be required before the NC DOT grants their approval, including potential median crossovers and right-in, right out access.

Mayor Andy Moore said he was concerned about 10 foot wide driveways for the proposed townhomes, saying it doesn’t leave much space for the owner, or if they had guests. Moore said he was concerned about parking in the streets, even if it was prohibited.

Councilman Roger Wood agreed, saying adequate parking was a concern.

Councilman Travis Scott questioned the material and design standards of the homes, the narrow streets and small lot sizes.

In a motion by Councilman Wood and seconded by Councilman Scott, the town council agreed to table a decision on the development until planning staff could meet with Carolina Land Development representatives to address some of the concerns. The motion passed 6-to-0.

No citizens spoke in opposition of the development during the public hearing.

The council could vote on the conditional rezoning request for Floyd Landing as early as their September 7th meeting.


  1. Where are ALL these children going to school…. Do we have to pay for school construction and school personnel???

  2. Money buys variances to the building and development codes and they don’t care where the kids go or who’s going to deal with the traffic and where the infrastructure is going to come from? The taxes on 698 homes will never pay for all the problems. Vote it down!!!!!!!!

  3. I sure pray that the Smithfield town council will deny this monstrosity! We don’t want or need any more high density cookie cutter ugly subdivisions. Those by River Wild on Buffalo are hideous!! We have traffic problems, utilities and schools are overwhelmed. Why do they want to be like Wake? VOTE IT DOWN!!

  4. From the article… “No citizens spoke in opposition of the development during the public hearing.”

    I guess it is easier to complain anonymously on this forum, eh? #hypocrites

    • Mark, please quit attacking people trying to improve their community. We use the articles to keep us informed on developments and it is not feasible to attend every meeting. Do you not think we have and elect town councilmen to look out for us and heed our advice?

      • The item was on the agenda a month before. if you can’t make the time to make your voice known when it matters, too bad. I’ll wager that you (nor anyone else) actually contacted their representatives prior to the meeting. It is easier to cry and complain on this forum, than be proactive and do something constructive.

  5. Cramming too much in too small an area. This is the way developers make money – lots of it. Did you notice how many variances are requested to be violated? If you are going to have a development there, at least require that they follow the established zoning and variance regulations already in place.

  6. When you bend the rules for lot size etc. there’s no going back.Have to do it for all others.

  7. WE DO NOT NEED, NOR DO WE WANT ANYMORE OF THESE BS SUBDIVISON!!! Should I say one more time for the People in the back? And we sure don’t want it across from that concrete monstrosity, Amazon!! Get it through your heads the OG People of Smithfield, Clayton, Selma, Benson, Four Oaks, Wilson’s Mills and Micro are absolutely over watching our towns and county being DESTROY by these Crap built cookie-cutter subdivision. These Out of State, as well as In State developers come in and strip the land bare and cram as many houses as they can in there. Stop trying to pack us in like rats! We love, and now MISS our once beautiful open spaces!! All in the name of greed and so called progress!

  8. Vote it down!! Everywhere you look these days there are more and more subdivision homes popping up. It seems like more and more people are moving to North Carolina by the day. There should be a cap limit on how many people can move to a state per year. To prevent over crowding a certain area. Traffic in joco is becoming just like Raleigh.

  9. i read all the comments. I agree traffic is a big concern. Amazon employees are going to need some place to live, that’s a given. Bigger, better built homes would be good choice. But we do have a housing crises here in Johnston County and growing bigger all the time. I feel we do need apartments and townhomes somewhere. Not everyone can afford their own home. Where do the residents of Johnston County suggest we put new people moving to the county? I was away or would have been to the meeting. I just had a question. in that whole development, is there not a swimming pool? Where besides a playground are the children and young teens going to hang out in the summer months. all our public outdoor pools are gone. Every apartment complex or townhouse that my 2 sons have lived in in Raleigh have had a pool and exercise rooms. I did not read about a pool and if I am wrong, I apologize. I could not make out all the words on the proposed layout on my laptop. are the homeowners going to be paying an HOA fee? are the townhouses for rent only and not to buy?

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