Planning Board/Board of Adjustments Meeting

TOWN OF ERWIN PLANNING BOARD/BOARD OF ADJUSTMENTS TUESDAY, JANUARY 20th, 2026 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 December 15th, 2025 (Page 2) 3. OLD BUSINESS A. Updates B. No Tractor-Trailer Trucks Allowed on Certain Streets Amendment (Page 6) 4. NEW BUSINESS A. Family Care Homes Text Amendment (Page 10) 5. ADJOURNMENT  PLANNING BOARD MEETING MINUTES MONDAY, DECEMBER 15th, 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, December 15th, 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 Jim Hartman. Also absent were In-Town Alternates Dean Downing and Karen Beitar. Staff members present were Town Planner Dylan Eure, and Deputy Clerk Katelan Blount. Chairperson Nicholas Skatell called the meeting to order at 7:00 PM. Board Member Michael Jackson gave the invocation. Board Member Kathryn Moore led the Pledge of Allegiance. CONSENT ITEMS Board Member Marsha Woodard made a motion to approve the minutes of November 17th, 2025, and was seconded by Grace Watts. The Board voted unanimously. Board member Howard Godwin joined the meeting at 7:02 p.m. OLD BUSINESS Updates: Town Planner Dylan Eure updated the Planning Board on the status of previously heard rezonings. 12 Red Hill Church Road that had been rezoned to entirely commercial B-2, as well as 801 S 13th Street. The parcels that Harnett Regional Water had petitioned to be rezoned in the ETJ were also approved to be rezoned as R-D. These had all been heard by the Board of Commissioners and passed. NEW BUSINESS ZT-2025-011 Town Planner Dylan Eure informed the Board that this rezoning request is for two adjacent parcels, one of which is known by its address of 45 Red Hill Church Road, or Harnett County Tax PIN 1507-14-3913.000. This parcel is 1.79 acres and is currently under the B-2, M-1, and R-10 zoning classifications. The additional parcel has no address but is known by the Harnett County Tax PIN 1507-15-4111.000, and 2 is 1.62 acres. It is currently under the M- and R-10 zoning classifications. This petition would rezone both parcels to be under the R-10 zoning classification. It is believed by staff that these parcels were zoned in this manner due to the US 421/East Jackson Blvd expansion, which blanket zoned parcels abutting the roadway. Town Planner Dylan Eure stated that while this request is inconsistent with the 2023 Land Use Plan, it is a reasonable request due to the applicant’s current use of the properties. The parcel at 45 Red Hill Church Road currently has two single family homes on the parcel. Chairperson Nicholas Skatell asked if there was anyone to speak in favor of the request. The applicant, Ms. Martha Stancil, of 45 Red Hill Church Road, came forward. She stated that she and her husband are requesting the rezoning due to the current industrial or commercial zoning classification, her tax bills are over $3,800 per year. She and her husband live on social security and this creates a hardship. She gets a tax bill for the industrial and a separate bill for the residential. Board Member Michael Jackson stated that he wants to help, but also wants to also stay within what is best for the Town. Town Planner Dylan Eure stated that the property valuations are done through the Harnett County Tax Department, but that those valuations are linked to the classification and that commercial is typically charged much higher. He also stated that if this is recommended for approval tonight, that the Board of Commissioners would hear it at the February 2026 meeting for approval. If this rezoning is approved, once the minutes for that meeting are approved, the applicants would be able to contact the Tax Department for an adjustment/re-evaluation. Board Member Kathryn Moore made a motion to approve the rezoning request, which was seconded by Marsha Woodard. The Board voted unanimously. Town Planner Dylan Eure informed the Board that while it has been approved by the Planning Board, this particular rezoning would require a Statement of Inconsistency, since the approval goes against the Town’s 2023 Land Use Plan. Chairperson Nicholas Skatell asked the Board to read the Statement of Inconsistency. Board Member Marsha Woodard read the following Statement of Inconsistency: “Although Erwin’s 2023 Land Use Plan calls for this area to be zoned for commercial and high-density mixed uses, it is reasonable to allow the parcels to return to a sole zoning classification that is in line with the parcels current use. Therefore, it is recommended that ZT-2025-011 be approved.” Board member Rebecca Kelly made a motion in the affirmative, which was seconded by Kathryn Moore. The Board voted unanimously. 3  Asphalt/ Concrete Plants Text Amendment Town Planner Dylan Eure informed the Board that this is a proposed text amendment to Chapter 36, Article XI, Section 36-312. This would specify that it would be a special use and only be allowed in M-1 zoning classification, as well as give definitions and regulations. This is not because the Town has had a request to put one in Erwin, but rather to ensure that if such a request comes in, we have the ordinances to reference. This would include the requirements of pre-construction sound studies, property lines, buffering, and landscaping. Board Member Michael Jackson clarified if this was a conditional use and could possibly have additional conditions placed on the approval. Town Planner Dylan Eure stated that yes, the Board of Commissioners could place additional conditions but that this is the minimum requirements that would need to be in place for consideration of approval. Board Member Marsha Woodard made a motion to approve this text amendment, which was seconded by Kathryn Moore. 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 proposed text amendment is compatible with all of the Town of Erwin’s regulatory documents and the proposed text amendment would ensure that the Town of Erwin has clear guidelines and regulations for asphalt/concrete plants, if one wishes to construct in Erwin or its planning jurisdiction. Therefore, it is recommended that this amendment be approved.” Board member Grace Watts made a motion in the affirmative, which was seconded by Marsha Woodard. The Board voted unanimously. No Tractor-Trailer Trucks Allowed on Certain Streets Text Amendment Town Planner Dylan Eure informed the Board that this is a proposed text amendment to Chapter 32 of the Code of Ordinances, Titled “Traffic and Vehicles”, Section 32-165 within Article 7 to prohibit tractor- trailers from using streets that the Erwin Board of Commissioners deems to be dangerous for large tractor-trailer use. This would make certain Town maintained streets be able to be designated as “No Tractor-Trailer” streets, with adequate posting within the right-of-way. Currently the only street that would be listed on this text amendment would be Barnes Drive, beginning at the intersection of Barners Drive and NC 55 to Barnes Drive dead end, going East and West. Board Member Michael Jackson asked if there would be a violation if there was a delivery being made to a home on that street. 4 There was some discussion on the weight of a tractor trailer vs length. Since Erwin Police Department does not have the scales that the State Highway Patrol would have, the proposed Ordinance uses length as the unit of measure. Board Member Michael Jackson asked what the reasoning of the proposed amendment, whether safety or speed? He stated that he has concerns that a truck, abiding by speed and traffic laws, is no more unsafe than a sedan doing the same. Mr. Jackson stated that he has concerns that the Board is making a rush decision by not having all the information, based on a few citizens concerns about increased traffic or deliveries. There was discussion based on how approval or tabling would affect this text amendment. Board Member Howard Godwin made a motion to table this text amendment until the January meeting, which was seconded by Michael Jackson. The Board voted unanimously. Allowing Recombinations, Permitting Lots Meet Substandard Lot Ordinance Town Planner Dylan Eure presented this proposed text amendment to the Board. This would amend Chapter 30 of the Code of Ordinances, entitled “Subdivisions”, section 30-168 Subjection (a) within Article VI, to allow the recombination of non-conforming parcels, provided that the owner does not own sufficient land to make a conforming lot, and the created lots width and rea are within 20% of the required width and area of the zoning district in which the parcel is located. There was discussion among the Board and the Town Planner on what this would look like, with examples shown on GIS. Town Planner Dylan Eure explained that this would help reduce variance requests by clearing some of the red tape involved. This would in turn help homeowners within the Town while also keeping ordinances in place to ensure uniformity and prevent overcrowding. Board Member Howard Godwin made a motion to approve this text amendment, which was seconded by Marsha Woodard. 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 proposed text amendment is compatible with all of the Town of Erwin’s regulatory documents and the proposed text amendment would ensure that the Town of Erwin has clear guidelines and regulations for asphalt/concrete plants, if one wishes to construct in Erwin or its planning jurisdiction. Therefore, it is recommended that this amendment be approved.” Board member Grace Watts made a motion in the affirmative, which was seconded by Marsha Woodard. The Board voted unanimously. 5 ADJOURNMENT Board Member Howard Godwin made a motion to adjourn the meeting at 7:33 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 6  Erwin Planning Board REQUEST FOR CONSIDERATION To: Erwin’s Planning Board Members From: Dylan Eure, Town Planner Date: January 20, 2026 Subject: No Tractor-Trailer Trucks Allowed on Certain Streets The Town Staff of Erwin wishes to amend Chapter 32 of the Code of Ordinances entitled “Traffic and Vehicles” Section 32-1 within Article 1, and Section 32-165 within Article 7 to prohibit tractor-trailer trucks from using streets that the Erwin Board of Commissioners deems to be dangerous for large tractor-trailer use. Proposed Definition to be added to Section 32-1 Tractor-Trailer Trucks- Any truck or truck tractor with an overall length exceeding 30 feet, which enters and exits the jurisdiction. Proposed Addition to Section 32-165 Sec. 32-165 No Tractor-Trailer Trucks Allowed on Town-Maintained Streets The following streets are designated as no-tractor-trailer truck streets. A tractor-trailer truck making a stop at a parcel within a designated no tractor-trailer truck street that lacks another form of ingress/egress shall be excluded from this provision. Those found in violation of this article shall be charged a $50.00 penalty for each offense. Each town maintained street designed as a no-tractor-trailer truck street shall have adequate postings within the right-of-way designated as a no-truck street. Street Location/ Distance Direction Barnes Drive Beginning at the intersection of Barnes East and West Drive and NC 55 E to Barnes Drive dead end. 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 prevent large-tractor trailer trucks from accessing primarily residential streets provided that they have another form of ingress/egress. It is recommended that this text amendment be approved. 7  Statement of Consistency No Tractor-Trailer Trucks Allowed on Certain Streets 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 prevent large tractor-trailer trucks from accessing primarily residential streets, provided that they have another form of ingress/egress. Therefore, it is recommended that this text amendment be approved. ________________________ _____________________ Nicholas Skatell Katelan Blount Chairperson Deputy Town Clerk 8  Statement of Inconsistency No Tractor-Trailer Trucks Allowed on Certain Streets 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, preventing large tractor-trailer trucks from accessing primarily residential streets, would not best serve the residents of the Town of Erwin. 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: January 20, 2025 Subject: Family-Care Home Text Amendment The Town Staff of Erwin wishes to amend Chapter 36, Article 2 of the Code of Ordinances entitled “Definitions” as well as Chapter 36, Article 5, Sec. 36-115 entitled “R-15 Permitted Uses” to provide an updated definition of family-care homes as well as include them as a permitted use within the R-15 zoning district as required by North Carolina General Statutes. Proposed definition of family-care homes within Chapter 36, Article 2: Family care home means a facility for not less than two and no more than six children, adolescents, or adults who are mentally, visually or physically handicapped. This does not include persons with a mental illness who are dangerous to others as defined within NCGS 122C-3(11)b. Adult care is provided as well as a program of services and protective supervision in a home setting. No family care home shall be allowed to locate within a one- half-mile radius of an existing family care home. (1)A family care home shall be deemed as a residential use of property for zoning purposes and shall be permissible uses in all residential zoning districts. A family care home does not require a special use permit. If there is another family care home located within a one and half one– half-mile radius of an existing family care home the town can shall prohibit any other family care homes in that area. Proposed addition to R-15 permitted uses within Chapter 36, Article 5, Sec. 36-115: • Family care home Statement of Consistency The proposed text amendment to add the definition of “Family Care Homes” to the Erwin Code of Ordinances, Chapter 36, Article 2, entitled “Definitions”, as well as the amendment to Chapter 36, Article 5, Sec 36-115, entitled “R-15 Permitted Uses” allowing Family Care Homes as a permitted use within R-15 zoning district would bring the Town of Erwin’s Code of Ordinance in line with the requirements of the North Carolina General Statutes. Therefore, it is recommended that this text amendment be approved. 10 § 160D‑907. Family care homes. (a) The General Assembly finds it is the public policy of this State to provide persons with disabilities with the opportunity to live in a normal residential environment. (b) As used in this section, the following definitions apply: (1) Family care home. – A home with support and supervisory personnel that provides room and board, personal care, and habilitation services in a family environment for not more than six resident persons with disabilities. (2) Person with disabilities. – A person with a temporary or permanent physical, emotional, or mental disability, including, but not limited to, an intellectual or other developmental disability, cerebral palsy, epilepsy, autism, hearing and sight impairments, emotional disturbances, and orthopedic impairments but not including persons with a mental illness who are dangerous to others as defined in G.S. 122C‑3(11)b. (c) A family care home is deemed a residential use of property for zoning purposes and is a permissible use in all residential districts. No local government shall require that a family care home, its owner, or operator obtain, because of the use, a special use permit or variance from any such zoning regulation; however, a local government may prohibit a family care home from being located within a one‑half mile radius of an existing family care home. (d) A family care home is deemed a residential use of property for the purposes of determining charges or assessments imposed by local governments or businesses for water, sewer, power, telephone service, cable television, garbage and trash collection, repairs or improvements to roads, streets, and sidewalks, and other services, utilities, and improvements. (2019‑111, s. 2.4; 2020‑3, s. 4.33(a); 2020‑25, s. 51(a), (b), (d); 2021‑88, s. 9(k).) G.S. 160D-907 Page 1 11 12  Statement of Consistency Family Care Homes Text Amendment The proposed text amendment to add the definition of “Family Care Homes” to the Erwin Code of Ordinances, Chapter 36, Article 2, entitled “Definitions”, as well as the amendment to Chapter 36, Article 5, Sec 36-115, entitled “R-15 Permitted Uses” allowing Family Care Homes as a permitted use within R-15 zoning district would bring the Town of Erwin’s Code of Ordinance in line with the requirements of the North Carolina General Statutes. Therefore, it is recommended that this text amendment be approved. ________________________ _____________________ Nicholas Skatell Katelan Blount Chairperson Deputy Town Clerk 13  Statement of Inconsistency Family Care Homes Text Amendment The proposed text amendment to add the definition of “Family Care Homes” to the Erwin Code of Ordinances, Chapter 36, Article 2, entitled “Definitions”, as well as the amendment to Chapter 36, Article 5, Sec 36-115, entitled “R-15 Permitted Uses” allowing Family Care Homes as a permitted use within R-15 zoning district would bring the Town of Erwin’s Code of Ordinance in line with the requirements of the North Carolina General Statutes. However, it is recommended that this text amendment NOT be approved. ________________________ _____________________ Nicholas Skatell Katelan Blount Chairperson Deputy Town Clerk 14