Planning Board/Board of Adjustments Meeting

TOWN OF ERWIN PLANNING BOARD/BOARD OF ADJUSTMENTS MONDAY, NOVEMBER 17th, 2025 AT 7:00 PM ERWIN MUNICIPAL BUILDING BOARD ROOM AGENDA 1. MEETING CALLED TO ORDER A. Invocation B. Pledge of Allegiance 2. CONSENT AGENDA A. Planning Board Minutes from Regular Meeting on October 20th, 2025 (Page 2) 3. OLD BUSINESS A. Updates 4. NEW BUSINESS A. Data Centers and Crypto Mines Text Amendment (Page 6) B. Lots Accessible through Unimproved Roads Text Amendment (Page 10) 5. ADJOURNMENT  PLANNING BOARD MEETING MINUTES MONDAY, OCTOBER 20th, 2025 ERWIN, NORTH CAROLINA The Town of Erwin Planning Board held its regular meeting in the Erwin Municipal Building Board Room 100 West F Street, Erwin NC on Monday, October 20th, 2025, at 7:00 PM. Board members present were Chairperson Nicholas Skatell, In-Town Board Members Marsha Woodard, Rebecca Kelly, Michael Jackson, Grace Watts, and Kathryn Moore, and Out-of-Town Board Member Howard Godwin. Board member absent was Vice Chairperson Member Jim Hartman. Additionally, North Carolina House Representative Howard Penny and Harnett County Board of Commissioners Vice Chairman William Morris were present. Staff members present were Town Manager Snow Bowden, Town Planner Dylan Eure, and Deputy Clerk Katelan Blount. Chairperson Nicholas Skatell called the meeting to order at 7:00 PM. Board Member Grace Watts gave the invocation. Board Member Michael Jackson led the Pledge of Allegiance. CONSENT ITEMS Board Member Howard Godwin made a motion to approve the minutes of September 15th, 2025, and was seconded by Kathryn Moore. The Board voted unanimously. OLD BUSINESS Updates: Town Planner Dylan Eure informed the Board rezoning case ZT-2025-005 has been put on hold until the Town attorney can review it. Due to some recent legislation that the State has passed, the Town wants to ensure that all portions of the rezoning meet legal requirements. NEW BUSINESS ZT-2025-008 Town Planner Dylan Eure informed the Board the Town received a request to rezone a parcel, located by its Harnett County Tax PIN 0597-61-6743.000, or its physical address of 801 S 13th Street. Currently, this parcel is split zoned under the commercial B-2 classification and the residential R-10 classification, and is in use by Carlie C’s IGA, which is classified as retail/convenience store. The said petition would rezone the above parcel to be entirely under the B-2 zoning classification. According to the most recent recorded 2 map, the split-zoned classification was caused by a recombination of parcels that took place in August 2008, in which a parcel that had previously contained a home was joined with the principal property, located at 801 S 13th Street. If said property were to be rezoned to be entirely under the B-2 zoning classification, and the current use was expanded, the applicant of the rezoning would have to retain any existing vegetative buffer against any neighboring residential property for a distance of at least 20 feet. Board Member Michael Jackson asked if this parcel was zoned this way previously in 2008. Town Planner Dylan Eure stated that yes, this is by the current ordinances. There was some discussion regarding the buildings at the front of the property. Town Planner Dylan Eure pointed out the specific area of the parcel that will be rezoned. Mr. Carlie McLamb Jr., the applicant, approached the Board to speak. He stated that the application had been made so that the zoning would all be the same, so they may add on a small storage area to the existing layout of the building. Board Member Rebecca Kelly asked about enlarging or expanding the store, as well as updates to the store. Mr. McLamb explained that he was not planning on expanding the store at this time, except for storage. Chairperson Nicholas Skatell asked if there was anyone else present to speak for or against this request. No one came forward. Chairperson Nicholas Skatell asked for a motion . Board Member Howard Godwin made a motion to approve the rezoning request, which was seconded by Rebecca Kelly. The Board voted unanimously. Chairperson Nicholas Skatell asked the Board to read the Statement of Consistency. Board Member Marsha Woodard read the following Statement of Consistency: “The requested rezoning from B2/R-10 to the B-2 classification is compatible with all of the Town of Erwin’s regulatory documents. According to Erwin’s 2023 Land Use Plan, and layout of the surrounding area, the B-2 zoning classification would best serve the area. Therefore, it is recommended that ZT-2025-008 be approved.” Board member Marsha Woodard made a motion in the affirmative, which was seconded by Howard Godwin. The Board voted unanimously. ZT-2025-009 Town Planner Dylan Eure informed the Board that this is a rezoning request for three parcels, located by their Harnett County Tax PINs of 0597-06-0841.000 (split zoned R10 and Conservation), 0597-08- 2455.000 (zoned R-10), and 0587-95-3137.000 (zoned Conservation), that are within the extra territorial jurisdiction, or ETJ. Two of these properties (0597-06-0841.000 and 0597-0597-08-2455.000) are vacant properties with no structures, with the primary use being agriculture or farmland. The remaining lot 3 (0587-95-3137.000) does have a structure on the property, according to the most recent survey on record. This structure is listed as a concrete/brick building with a chain-link fence, with no use currently. The applicant will follow any requirements from the Army Corps of Engineers and the North Carolina Department of Environmental Quality. The rezonings have been requested by Harnett County, for Harnett Regional Water, for a public facility. Mr. Tommy Burns, representing Harnett Regional Water, approached the Board. He explained that Harnett Regional Water is needed to expand operations to provide more water to this part of the county. There is currently a pump station on Pump Station Road, and that parcel was acquired from the Town of Erwin in 2006. That station has been in operation as a raw water intake pump station since at least the 1950s. There was discussion among the Board about the current zonings and the impacts of the rezoning. Town Planner Dylan Eure directed the Board to view the map on page 42, with the properties being rezoned outlined in red. Mr. Burns stated that this rezoning would allow for additional pump station facilities as well as storage. The Board had no additional questions for the applicant. Chairperson Nicholas Skatell asked if there was anyone else present to speak for or against the rezoning request. No one came forward. Board Member Howard Godwin made a motion to approve the rezoning request, which was seconded by Rebecca Kelly. The Board voted unanimously. Chairperson Nicholas Skatell asked the Board to read the Statement of Consistency. Board Member Marsha Woodard read the following Statement of Consistency: “The requested rezoning from Conservation and R-10 to the RD classification is compatible with all of the Town of Erwin’s regulatory documents. According to Erwin’s 2023 Land Use Plan, and layout of the surrounding area, the RD zoning classification would best serve the area. Therefore, it is recommended that ZT-2025-009 be approved.” Board member Kathryn Moore made a motion in the affirmative, which was seconded by Howard Godwin. The Board voted unanimously. ZT-2025-010 Town Planner Dylan Eure informed the Board that the Town received a request to rezone a parcel, located by its Harnett County Tax PIN 1507-14-5776.000, or its physical address of 12 Red Hill Church Road. Currently, this parcel is split zoned under commercial B-2 and residential R-10. The said petition would rezone this parcel to be entirely in the B-2 zoning classification. Board Member Michael Jackson asked if this was zoned this way because of general zoning. 4 Town Planner Dylan Eure stated that it was most likely zoned this way due to the blanket rezoning when US 421 became a business thoroughfare. Spokesperson for the project, Mr. Ravin Nanpatee, introduced himself and asked if the Board had any questions for him. There were none. Chairperson Nicholas Skatell asked if there was anyone else present to speak for or against this request. No one came forward. Chairperson Nicholas Skatell asked for a motion . Board Member Rebecca Kelly made a motion to approve the rezoning request, which was seconded by Howard Godwin. The Board voted unanimously. Chairperson Nicholas Skatell asked the Board to read the Statement of Consistency. Board Member Grace Watts read the following Statement of Consistency: “The requested rezoning from B2/R-10 to the B-2 classification is compatible with all of the Town of Erwin’s regulatory documents. According to Erwin’s 2023 Land Use Plan, and layout of the surrounding area, the B-2 zoning classification would best serve the area. Therefore, it is recommended that ZT-2025-010 be approved.” Board member Kathryn Moore made a motion in the affirmative, which was seconded by Howard Godwin. The Board voted unanimously. Town Planner Dylan Eure informed the Board that these amendments would be going to the Board of Commissioners at the Regular Board Meeting on December 4th, 2025. ADJOURNMENT Board Member Howard Godwin made a motion to adjourn the meeting at 7:30 P.M. and was seconded by Kathryn Moore. Motion unanimously approved. Minutes recorded and typed by Katelan Blount, Deputy Town Clerk ______________________________ ______________________________ Nicholas Skatell Katelan Blount Chairperson Deputy Town Clerk 5  Erwin Planning Board REQUEST FOR CONSIDERATION To: Erwin’s Planning Board Members From: Dylan Eure, Town Planner Date: November 17, 2025 Subject: Data Centers and Crypto Mines Text Amendment The Town of Erwin Staff wishes to amend its Code of Ordinances for the purpose of adding data centers/crypto mines as a special use within the M-1 zoning classification, along with definitions and regulations. The said amendment would add data centers/crypto mines as a special use within Chapter 36, Article XI, Section 36-312, while giving them a definition within Article II, Section 36-24, and regulation within Article XV, Section 36-446 entitled General Provisions Reserved. Proposed Special Use to be Added to 36-312: • Data Centers / Crypto Mines (see Article XV for exact regulations) Proposed Definition to be Added to 36-24: • Data Centers / Crypto Mines means a facility containing a grouping of computer servers and associated equipment and systems used for the remote storage, processing, mining, or distribution of data, crypto, or cryptocurrency. Proposed Regulation to be Added to 36-446: • Data Centers / Crypto Mines standards shall be as followed: o A pre-construction sound study shall be conducted at the property before the special use application is submitted, showing the current noise levels of the property and the potential noise level of the property post-construction of said development. In no case shall a data center/crypto mine exceed 55 decibels at any time of day, as measured at the property lines. o The center's/mine’s operations must be completely enclosed within a building. o No portion of a center/mine structure or accessory building shall be located closer than 500 feet from a residential structure. o There shall not be more than 1 center/mine within a 1.5 mile radius of another center/mine. o A 6ft chain-linked fence with opaque slats shall be erected to entirely screen the view of the development from all adjacent properties and right-of-way/access easement. 6  o When adjacent to a residentially zoned property, there shall be a buffer yard that is 30ft in width placed at the property line with a minimum of 6 shade trees per 100 linear feet, with 4 understory trees per 100 linear feet, and, 15 evergreen shrubs per 100 linear feet. At least 50% of all trees must be evergreen. All plants shall be evenly spaced. o When adjacent to any commercially or industrially zoned property, there shall be a buffer yard that is 20ft in width placed at the property line with a minimum of 6 shade trees per 100 linear feet, and 25 shrubs per 100 linear feet. At least 75% of all plants shall be evergreen. All plants shall be evenly spaced. o When adjacent to the right-of-way or access easement, there shall be a buffer yard that is 10ft in width, placed 20ft within the right-of-way or access easement with a minimum of 3 shade trees per 100 linear feet, and 15 shrubs per 100 linear feet. At least 50% of all plants shall be evergreen. Plants may be placed evenly or clustered together to give a more natural appearance. o All shrubs shall be a minimum of 3 feet at planting. All trees shall be a minimum of 6 feet at planting. Statement of Consistency The proposed text amendment is compatible with all of the Town of Erwin’s regulatory documents. According to Erwin’s 2023 Land Use Plan and Erwin’s Code of Ordinances, the proposed text amendment would ensure that Erwin has clear guidelines and regulations for data centers/crypto mines if one wishes to construct in Erwin or its planning jurisdiction. 7  Statement of Consistency Data Centers and Crypto Mines Text Amendment The proposed text amendment is compatible with all of the Town of Erwin’s regulatory documents. According to Erwin’s 2023 Land Use Plan and Erwin’s Code of Ordinances, the proposed text amendment would ensure that Erwin has clear guidelines and regulations for data centers & crypto mines should one wish to construct in Erwin or its planning jurisdiction. Therefore, it is recommended that this text amendment be approved. ________________________ _____________________ Nicholas Skatell Katelan Blount Chairperson Deputy Town Clerk 8  Statement of Inconsistency Data Centers and Crypto Mines Text Amendment The proposed text amendment is not compatible with part or all of the Town of Erwin’s regulatory documents. According to Erwin’s 2023 Land Use Plan and Erwin’s Code of Ordinances, the proposed text amendment would not ensure that Erwin has clear guidelines and regulations for data centers & crypto mines should one wish to construct in Erwin or its planning jurisdiction. Therefore, it is recommended that this text amendment NOT be approved. ________________________ _____________________ Nicholas Skatell Katelan Blount Chairperson Deputy Town Clerk 9  Erwin Planning Board REQUEST FOR CONSIDERATION To: Erwin’s Planning Board Members From: Dylan Eure, Town Planner Date: November 17th, 2025 Subject: Lots Accessible through Unimproved Roads Text Amendment The Town of Erwin Staff wishes to propose an amendment to Chapter 36 Article XV entitled General Provisions within a reserved section between Sec. 36-446 and Sec. 36-453 to allow the development of parcels that have previously been platted with unimproved access points, as well as requiring improvements to occur to said access points. The reasoning of this amendment is to allow orderly development while ensuring adequate access ways to parcels previously platted before Erwin’s incorporation. Proposed Amendment to be included within Sections 36-446: Lots Accessed Via Existing Unimproved Streets In the event that already platted parcels abut an unimproved street, road, or access way without dedication, the property shall be allowed without a variance to develop on the condition that the parcel meets the current dimensional requirements, setbacks, and height limitations of the zoning district. For access, a 22-foot-wide access way shall be installed, which shall be composed of a minimum of 3 inches of aggregate base and shall reach the farthest property line abutting the said unimproved access way, road, or street. Upon the final zoning inspection of the developing property, the zoning administrator shall ensure that the improved access way has been installed before the issuance of final zoning approval/certificate of occupancy. In the event that an already platted single parcel abuts an unimproved street, road, or access way without dedication, the property shall be allowed without a variance to develop on the condition that the parcel meets the current dimensional requirements, setbacks, and height limitations of the zoning district. For access, a 10-foot-wide access way shall be installed, which shall be composed of a minimum of 3 inches of aggregate base and shall reach the farthest property line abutting the said unimproved access way, road, or street. Upon the final zoning inspection of the developing property, the zoning administrator shall ensure that the improved access way has been installed before the issuance of final zoning approval/certificate of occupancy. Statement of Consistency The proposed text amendment is compatible with all of the Town of Erwin’s regulatory documents, according to Erwin’s 2023 Land Use Plan and Erwin’s Code of Ordinances. This amendment would best provide regulation for lots wishing to develop on unimproved roadways. It is recommended that this text amendment be approved. 10  Statement of Consistency Lots Accessible through Unimproved Roads Text Amendment The proposed text amendment is compatible with all of the Town of Erwin’s regulatory documents, according to Erwin’s 2023 Land Use Plan and Erwin’s Code of Ordinances. This amendment would best provide regulation for lots wishing to develop on unimproved roadways. Therefore, it is recommended that this text amendment be approved. ________________________ _____________________ Nicholas Skatell Katelan Blount Chairperson Deputy Town Clerk 11  Statement of Inconsistency Lots Accessible through Unimproved Roads Text Amendment The proposed text amendment is not compatible with some or all of the Town of Erwin’s regulatory documents, according to Erwin’s 2023 Land Use Plan and Erwin’s Code of Ordinances. This amendment would not best provide regulation for lots wishing to develop on unimproved roadways. Therefore, it is recommended that this text amendment NOT be approved. ________________________ _____________________ Nicholas Skatell Katelan Blount Chairperson Deputy Town Clerk 12