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MINUTES
RANDOLPH COUNTY PLANNING BOARD
February 2, 1993
1 . Chairman Phil Brower called to Order the Randolph County
Planning Board meeting at 7: 00 p.m.
2 . Roll call of Board members: Phil Brower, Chairman, present;
Aweilda Williams, Vice Chairman, absent; Jim Routh, present;
Lynden Craven, present; Charles Adams, present; Bill
Dorsett, present; Doyle Stout, absent; Maxton McDowell,
Alternate, present (substituting for regular member Aweilda
Williams) ; and Arlie Culp, Alternate, absent.
3 . Charles Adams made the motion to approve the Minutes of the
January 5 , 1993 meeting of the Randolph County Planning
Board. Jim Routh seconded the motion and the motion passed
unanimously.
4 . REQUESTS FOR PROPERTY REZONING:
A: BURCH & HURDLE, INC. , Holly Springs, Mississippi, are
requesting that approximately 21 acres fronting on
Soapstone Mountain Road (SR 2458) , Columbia Township,
be rezoned from Residential Agricultural to Residential
Restricted. This zoning classification will allow the
development of 10 lots averaging 2 acres in size that
will not allow single wide manufactured housing. The
applicant is requesting that the remainder of the tract
(totalling approximately 64 acres) be rezoned from
Residential Agricultural to Residential Mixed. This
zoning classification would allow the subdivision of 33
lots to be used for single family residences that would
include single wide mobile homes .
THERE WERE APPROXIMATELY 40 PEOPLE PRESENT IN FOR THIS
REQUEST.
Lanier Hurdle was present stated that this request was
brought before this Board several months ago proposed
for all Residential Mixed Zoning. At that time several
concerns were raised (by residents of Soapstone Mtn.
Road) about the compatibility of single wide
manufactured housing to the Community. For that reason
this proposal was developed. Hurdle stated that he has
had soil scientist approve each lot for septic tank
suitability.
Hurdle presented a map of the area (z mile radius of
the property) and presented pictures of every
residential structure within this area. Then pictures
were presented of the Burch & Hurdle mobile home
development (Providence Village) in Providence
Township. Hurdle stated that he felt the type of
development he was request was compatible to the area
and that in fact there was not a single house within 1-
mile
mile of this property that did not have a single wide
manufactured home as an immediate neighbor. Hurdle
stated that from the evidence he has provided for the
Board he felt the proposed development had been proven
to be compatible to the area.
PAT BURCHELL, Soapstone Mtn. Road, expressed concerns
of traffic problems with entrance located near curve,
school busing problems, and well water problems.
Burchell presented pictures of houses located on this
2 . 6 mile long road. Burchell stated that there are 15
houses and 6 mobile homes on this 2 . 6 mile long road.
Burchell explained that the mobile homes located on the
road are family owned mobile homes (not subdivisions or
mobile home parks) from families that have been in the
Community for years. Burchell presented the Board with
a letter from Janet' s Realty (a local real estate
office) that stated if a large group of mobile homes
settle on this road the housing values would decrease
by 5% to 10% . Burchell stated that the property owners
on this road paid to have this road paved 4 years ago
($75 to $100) in an effort to improve the area.
Burchell showed pictures to the Board of mobile home
sites in Providence Village Subdivision (Burch &
Hurdle' s other subdivision in Randolph County) and
explained that they did not want to see this happen in
their Community.
HOLK HOHN, Soapstone Mtn. Road, expressed concerns of
traffic and increased crime. Hohn went on to say
Randolph County has the reputation of having a
"free-hand" in mobile homes. Hohn stated that he would
like to see more restrictions to control mobile home
development. Hohn added that Burchell was incorrect in
stating the residents paid for the road. Hohn said the
residents put up a bond and gave the State addition
property for the road.
LES WILLY, Soapstone Mtn. Road, stated he did not feel
this was the development "trend" of this road and he
also expressed additional concerns of a possible
increase in crime.
Lynden Craven, Board member, stated his concerns of
this tract of land having two different zoning
�-- proposals . Craven spoke of density levels being a
problem in this area (felt the lot sizes were not
compatible with tracts normally found in this area) .
Craven said for this reason he would make the motion
to recommend to the Commissioners this request be
DENIED.
Bill Dorsett stated that there seemed to be the
misconception that as long as they (requesting
applicants) met all the subdivision requirements the
Board would "rubber stamp" this (the request) and that
this is not true. Dorsett said the Commissioners zoned
this property originally due to the character of the
location and that these proposal would definitely
change the character of this area therefore he seconded
the motion. The motion passed unanimously.
Lanier Hurdle asked for two separate votes on the two
separate zoning requests . Johnson explained the Board
had considered the requests together.
B: MACHIKO NELSON, Asheboro, North Carolina, is
requesting that 29. 2 acres located at corner of Old
Liberty Road/Millboro Road, Franklinville Township, be
rezoned from Residential Agricultural to Residential
Restricted. Zoning Map #7774 . It is the desire of the
applicant to develop a restricted subdivision with 11
lots fronting on Millboro Road and 6 lots fronting on
Old Liberty Road.
THERE WERE APPROXIMATELY 75 PEOPLE PRESENT CONCERNING
THIS REQUEST.
Allen Bullard (agent) was present representing Nelson.
Bullard explained her intentions to develop a
restricted subdivisions for stick built homes and Class
A Modular homes on brick foundations (no manufactured
homes) 1200 sq. ft. Bullard said all the homes would
be nice modern homes and would be an improvement to the
area. Bullard spoke of the mobile home parks and
individual mobile homes in the area. Bullard stated
his opinion that this would not cause additional
traffic problems and felt this request would be
complimentary to the area.
JANET JOHNSON, Millboro Road (adjoining property
owner) , said that the Community (residents) were not
objecting to the type of development but was objecting
to the proposal because of four different concerns :
TRAFFIC & SAFETY (DON WARD, Millboro Road)
OVER-BURDENED SCHOOL SYSTEM (JANET JOHNSON)
WATER & SOILS (WYLENE ROUTH, Millboro Road)
INCOMPATIBILITY (JANET JOHNSON)
**TRAFFIC & SAFETY: Don Ward, Millboro Road, discussed
this issue. Ward stated that there is 32 miles from
Millboro Road to Grays Chapel School. In this 31
miles there are 18 curves , 5 bridges that were built in
1920 ' s (the model "T" era) , and only 19 feet (width) of
pavement. With these road conditions the area is
already exposed to traffic dangers. Ward stated that
he located a traffic counter in front of his residents
and within 48 hours 2 ,737 vehicles had already passed
by his house. Ward stated to add these additional
homes could be very dangerous on an already over-
burdened road system.
**OVER-BURDENED SCHOOL SYSTEM: Janet Johnson, Millboro
Road, said that all of these homes would be within the
Grays Chapel School District. Johnson stated that this
school currently has 1 mobile unit on campus and that 3
more additional mobile units have been approved for
next year. Johnson said that with an average of 1 . 5
children per residence this would add an entire extra
class to Grays Chapel Elementary.
**WATER & SOILS: Wylene Routh, Millboro Road,
expressed the Communities concerns of quality and
quantity of water in this area. Routh stated that they
were not only concerned for themselves but also for the
residents of Ramseur because the property lies within
�.. the Sandy Creek Watershed. Routh stated that the
Millboro area is made up of a type of soil called
Montmorillonite. This soil is commonly known as
"buck-taley" clay. These clays are not a porous soil
and as a result causes lots of run-off and during heavy
rains flooding conditions . Routh explained the
Community' s problems with surface water run-off
contamination of wells and the water-table has dropped
in this area due to the number of wells that have been
drilled. This area has experienced a large amount of
septic tank problems and systems have required
additional drainage lines . Routh also spoke of the
mobile home park not being able to expanded due to
"perking" problems and that the park owner has also had
to limit each mobile home to only 4 residents .
**INCOMPATIBILITY: Janet Johnson, Millboro Road,
stated that to approve this proposal would strip this
Community of its "rural integrity" and serenity.
Johnson stated that in her family alone there has been
five generations to choose Millboro as their home.
Johnson added that this area mainly has generous size
lots or large tracts of land owned by individuals.
ED JULIAN, Millboro Road, expressed his concerns for
this "corridor" of the County. Julian stated that
these roads are used for links (in the County) for
Randleman, Liberty, Franklinville, and Asheboro.
`-' BULLARD, applicant, had a brief closing statement,
that he would in no means try to undermine the
Community' s concerns and that he would not want to be a
Planning Board member due to the decisions they are
faced with each month. Bullard stated that he lives in
New Salem and adjoins a 300 acre subdivision that when
in was approved totally changed the area his wife ' s
family had lived in for 100 ' s of years. Bullard said
it is time that the County must decide if it is going
to take certain rural communities and protect them from
major development changes .
Hal Johnson stated that "issues" change. The issue
people have now is density. Johnson complemented the
Millboro Community on their petitions stating that so
many times it is not possible to understand why the
people that have signed are in opposition to the
request. Johnson stated that this petition clearly
states the 4 concerns (that have been covered by the
Community in this meeting) of the Community and have
apparently been signed by the entire Community (large
number of signatures) . Johnson stated that this issue
of density has become a concern of other communities in
the County and the Commissioners have requested that
studies be conducted to examine this density issue.
Board member Jim Routh stated that this issue concerned
him as a home builder and that if we (the Board)
restrict or completely annihilate major development in
Our County we will be defeating our general purpose.
Board member Bill Dorsett stated to Mr. Routh that the
Planning Board is not for or against just any (all)
major subdivision development and for this reason we
look at each individual case rather than say all rural
areas will be preserved. Dorsett stated that rural
areas should be preserved but not all property would
meet the criteria.
Jim Routh asked Bullard if he plan to restrict to stick
built homes and modular homes only, no manufactured
housing. Bullard stated yes .
Lynden Craven stated that in reading the petition he
was also very impressed with the concerns (of the
Community) and that he was a firm believer in
preserving rural areas in Randolph County whether they
be in Millboro or in the Coleridge area. Craven said
that Residential Restricted may be the most restricted
zoning district concerning housing types but density
concerns should be considered. Craven stated that he
was sure the homes would be nice homes but if this many
homes are approved it will change the lifestyle of this
area. Craven said that in 1987 when zoning came into
effect it was to control the preservation of lifestyles
and development (in the County) . Craven felt this
would totally change the lifestyle of this area and
therefore he made the motion to recommend to the
Commissioners that this request be denied.
The motion died for lack of a second.
Bill Dorsett stated that because of the obvious
indecision of the Board he would make a motion that the
Board send this request to the Commissioners without a
recommendation.
The motion died for lack of a second.
Dorsett stated that he really felt the Board was
indecisive of this proposal but the Board obviously
doesn't want to recommend denial or send the proposal
without a recommendation. Dorsett stated that if he
lived in the rural community he probably would not want
this development, but I could live within this type of
development. For this reason Dorsett made a motion to
recommend to the Commissioners that this request be
approved.
The motion died for lack of a second.
Hal Johnson told the Board that he would have to
research whether a motion can go to the Commissioners
without a recommendation.
C: ALLEN BULLARD, Asheboro, North Carolina, is requesting
51 . 20 acres located on Young Road (SR 2613) just off of
Grantville Lane (SR 2614) on both sides of the road,
Grant Township, be rezoned from Residential
Agricultural to Residential Restricted. Zoning Map
#7790 . It is the desire of the applicant to develop a
residential subdivision (site built or double-wide
manufactured homes with permanent foundations) of 23
lots . (Property Owner - Luther J. Earwood)
THERE WERE APPROXIMATELY 15 PEOPLE PRESENT CONCERNING
THIS REQUEST.
Bullard stated that this proposed development is
basically the same request as the one previously heard
by the Board. Stick built homes and modular homes, 1+
acre homes sites on the north side of the road, 4+ acre
homes sites on the south side of the road. Bullard
stated that he felt this was a less congested area with
a large number of mobile homes .
MIRE COX, 4141 Young Road, stated that when the mobile
home park (down the road) was being developed the
�-' County said (to the community) I 'm sorry our hands are
tied, there are not enough statutes at this time to do
anything about this being located here. Cox said he
hoped there were enough statutes now to do something
about this development coming to this area. Cox stated
that this community is family owned and that this
family was anti-saturation. Cox said if they wanted to
live this close together (as the proposal) they would
move to town. Cox told the Board that the water table
(for this community) has dropped 18 to 20 ' in the last
20 years. Cox stated that if we are forced to pay
higher taxes every 8 years we should not be forced to
change the character of our community.
FAYE COX, Grantville Lane, stated that if the Board
wanted to talk about rural integrity, she said this is
the area to start because it has been stripped of
almost all of its integrity. Cox told the Board that
her husband' s family has lived here for so long that he
had the original land grant from England to this place.
Cox described 3 specific locations in this community
that has been saturated by mobile homes. Cox described
the road as hazardous, that 4 deaths had occurred
within the last 3 years in the same curve. Cox stated
that because of the number of wells being drilled in
the area her mother-in-law' s well went dry and she was
forced to drill a new one. Cox asked the Board what
would happen if this many more new wells came into the
area.
TOMMY PRESNELL, Young Road, described the area as a
farming community (with pig farms, chicken houses,
crops , and cattle) that because of the mobile homes
(being located) he is frightened to allow his children
outdoors because of a man shooting his gun (his
neighbor) 24 hours a day.
FAT COX, Cox Brothers Road, told the Board he is a
strawberry farmer and a truck driver. Cox said that
their is enough mobile homes down here now and enough
people living down here now. Cox stated that all these
people moving in so close together would contaminate
his farm soils . Cox asked who is this man (applicant
requesting rezoning) . Cox stated that he (Bullard) is
at war all over the County, that he just had it out
with Millboro and now he ' s down in Cox territory trying
to start a war. Cox described Bullard as being worse
than Sadam Husein, starts trouble were ever he goes .
Then Cox said he may be a good man but that they don' t
want this in their community.
�-' Bullard clarified that he was asking for stick built
homes/modular homes not mobile homes . The crowd
answered it did not matter they didn' t want this many
additional new homes.
Lynden Craven stated that this area is obviously
saturated and its (the people in the community)
lifestyle will change if we approve this . Craven
stated that these people have gone through enough,
therefore he made the motion to recommend to the
Commissioners that this request be DENIED.
Charles Adams told the audience that he had been on
this Board for 13 years and he had never seen the Board
do what they did during the previous request. Adams
stated that he didn' t say anything because of his
health being bad and he was torn between the Community
and his friend Allen Bullard. Adams said first of all
I want everyone to know Bullard is no Sadam Husein.
Adams stated that he lived in a saturated area,
saturated with traffic, residences, junkyards,
industry, etc. and that the Board must decided when a
community can no longer tolerate an addition whether it
be business or residential for that reason he seconded
the motion. The motion passed unanimously.
MAXTON MCDOWELL LEFT THE MEETING AT 8:55 p.m.
D: BEAUFORD GREENE, Asheboro, North Carolina, is
requesting that 5 . 10 acres located on Hwy 134 , Cedar
Grove Township, be rezoned from Residential
Agricultural to Highway Commercial. Zoning Map #7657 .
It is the desire of the applicant to use the property
for commercial development.
THERE WERE 4 PEOPLE PRESENT FOR THIS REQUEST.
Greene stated that his is the agent for the property
owners and that the property is for sale but has not
been sold as of yet. Greene stated that his clients
wanted the property to be zoned straight Highway
Commercial and that the property is situated between
two highways .
Three people present questioned what types of
development would be allowed. Johnson stated that only
retail sales and service type business such as
convenience stores would be allowable in a HC zoning
district. These people were concerned if manufacturing
or junk vehicles would be allowed. They had no
opposition to commercial property.
Jim Routh made the motion, seconded by Lynden Craven,
to recommend to the Commissioners that this request be
APPROVED as consistent with the Land Development Plan.
The motion passed unanimously.
5. REQUESTS FOR A SPECIAL USE PERMIT:
A: GLENN MORTON, Asheboro, North Carolina, is requesting a
Special Use Permit to operate a jewelry business from a
42 ' x 60 ' building at his residence located on SR 1193
(Old NC Hwy 49) (just past SR 1319) , on 17 . 33 acres,
Cedar Grove Township, Zoning Map #7720 , Zoning District
RA.
Morton was present and explained that he currently was
operating his business in the basement of his home and
that he just wanted to move the business out of the
house. Morton stated that they have been in business
for 11 years and that 85% of their business is working
at shows (away from home) .
There was no one present in opposition to this request.
Charles Adams made the motion, seconded by Jim Routh,
to APPROVE this request for a Special Use Permit. The
motion passed unanimously.
B: MARTIN LATTA, Trinity, North Carolina, is requesting a
Special Use Permit to operate an electronic repair
business in an existing building (24 ' x 32 ' ) at his
residence located on SR 1408 (Hoover Hill Road) (1/2
mile south of SR 1004) , Trinity Township, Zoning Map
#7715, Zoning District RA.
There were 7 people present for this request.
Latta was present and explained to the Board his
business of repairing primarily TV' s and VCR' s . Latta
stated that he has been in this type of business
(elsewhere) for 22 years . His normally operating hours
are from 9 am to 7 pm. He would be the only employee.
Mark Blair, Hoover Hill Road, stated that he had no
opposition, he would be in favor of the request.
There were 4 other property owners present in favor of
this request.
RICKY BEVIN, Hoover Hill Road, stated that he was not
in opposition to this request but he was opposed to the
large sign he currently has .
Johnson stated that the sign would not comply with
zoning, it would need to be no larger than 2 ' x 4 ' .
Charles Adams stated that Latta has indicated that he
would replace the sign and that he would make the
motion to APPROVE this request. Lynden Craven
seconded the motion and the motion passed unanimously.
C: DAVID & DREAMA BROWN, Thomasville , North Carolina, is
requesting a Special Use Permit to construct a building
(34 ' x 90 ' ) to operate an upholstery business at their
residence located on . 93 acre, on the corner of
Meadowbrook View Road/Kingston Road, Trinity Township,
Zoning Map #6797 , Zoning District RA-CU.
Dreama Brown explained to the Board their intentions to
build recliner chairs and upholster furniture from an
new structure . Brown stated that their plans had
changed and the building would be 40 ' x 75 ' instead of
the original 34 ' x 90 ' plan. Brown stated they would
employee 3 part time workers addition to themselves .
Brown stated that all of her neighbors (that she was
able to catch at home) signed a petition in favor of
this request.
There was no one present in opposition to this request.
Bill Dorsett, Board member, stated that this is a very
nice residential subdivision and this would be located
behind the residence but would also front on another
road. The approval of such a request would be allowing
an industrial activity in a very residential community.
Dorsett stated that he has rode through this County and
seen communities that he wished the Board could have
done something to preserve these residential
subdivisions that now currently has misplaced
commercial activity. This is one time the Board could
keep a good quality neighborhood and this is the job of
this Board. Dorsett made the motion to DENY this
request as not consistent with the Land Use Plan for
this area.
Hal Johnson told the Brown' s that their neighbors must
think a lot of them because Dorsett' s point is well
taken, an upholstery plant would be changing the
character of the neighborhood.
Jim Routh seconded the motion. The motion passed
unanimously.
D: ROCKY VESTAL, Sophia, North Carolina, is requesting a
Special Use Permit to operate an auto repair business
from an existing building (30 ' x 40 ' ) at his residence
located at 4601 Allen Drive, Allendale Heights
Subdivision, New Market Township, Zoning Map #7746 ,
Zoning District RA.
There were 8 people present for this request.
Vestal presented the Board with a letter from the
developer of Allendale Heights , Bill Beard, expressing
no opposition to this type activity. Vestal stated
that his working hours would be from 7 am to 6 pm.
EARL FIPPS, Allen Drive, said Vestal has a nice
building and runs a good business . Fipps had no
opposition to the request.
THAD GRAY, was present representing his mother (an
adjoining property owner) , stated that his mother ' s
taxes had increased 103% and she could not even rent
her house because of the junkyard currently located
beside her. Gray said he just wanted to be sure that
this would not be another junkyard.
Hal Johnson explained that the existing junkyard is
approximately 23 acres and that Mr. Miller moved this
junkyard to this location just a few months prior to
Countywide zoning.
Vestal stated that he would not do any vehicle
"bodywork" , just maintenance repair.
Lynden Craven made the motion, seconded by Jim Routh,
to APPROVE, the Special Use Permit with the following
restrictions :
*No outside storage
*Proper disposal of oil , tires, batteries, etc.
*Property must be well maintained
This motion passed unanimously.
6. REQUEST FOR STATE ROAD NAME CHANGE:
SR #2834
FROM: Lee Valley Road TO: Pine Hill Road
JIM SIDES, Lee Valley Road, stated that this road has been
known as Pine Hill Road for years . Sides presented the
Board will deeds , telephone directories, etc. that Pine Hill
Road was documented. Sides stated that the Community
attended the Planning Board hearings in January 1989 and did
not realize anything more would be required. Sides
presented a petition to the Planning Department with all
signatures but 6 of the land owners on this road.
There were 7 people present concerning this matter.
Bill Dorsett made the motion, seconded by Charles Adams to
APPROVE this road name change. The motion passed
`-' unanimously.
7 . The meeting adjourned at 9 : 40 p.m. There were approximately
160 people present at this hearing.
RANDOLPH COUNTY
NORTH CAROLINA
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Planning Direc or
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Date Cl/k/Secretary