03MarchPB - Working Session MINUTES
RANDOLPH COUNTY PLANNING BOARD
March 16, 1993
1 . The special "working session" meeting of the Randolph
County Planning Board was called to order at 6 : 30 p.m.
2 . Hal Johnson, Planning Director, called roll of the
Board members : all members were present - Phil Brower,
Chairman; Aweilda Williams , Vice Chairman; Bill
Dorsett; Jim Routh; Doyle Stout; Charles Adams; Lynden
Craven; and Maxton McDowell, Alternate.
3 . Hal Johnson told the Board that this was the first time
the Board had met for a working session in several
years . He said that he wanted to take the opportunity
to brief the Planning Board on several key planning
issues confronting the Board and County Commissioners .
He then listed the specific issues as updates on the
following:
A: I-85/NW Randolph Development Task Force
B: Watershed Regulations
C: Lake Reese Watershed Reclassification
D: Update on Conditional Use Zoning (Aikens Case)
E: Future Land Use Issues
1 . Junk Vehicle
2 . Subdivision
3 . Code Enforcement
G: Role of the Planning Board in Decision Making
4 . I-85/NW Randolph Task Force Study
Johnson presented a map of this area (Thomasville, High
Point, Archdale, Randolph County) and described this
area as prime property for good development practices .
Johnson said Randolph County, Davidson County, and High
Point Economic Development Corporations recently
passed resolutions to petition their local government
boards (City Councils and Board of Commissioners) to
create a Study Task Force. These Boards appointed
staff people (August, 1992) to study long range
planning issues to determine if Land Use Planning roles
are in conflict or harmony among all of these
governments . Examples of these issues are Planning,
Road Systems (transportation) , solid waste issues (if
waste from industries are taken to High Point or the
County Landfill) , water and sewer issues (to promote
industrial development) , annexation agreements .
Johnson presented the Board a map that was created from
the GIS Mapping Systems of Randolph County and High
�.. Point (two different systems) that illustrated lots,
roads , zoning districts, and existing water lines for
this entire area. Johnson stated that there are plans
`-' for topo lines to be added to this map which will be
real helpful for designing future water and sewer lines
for the promotion of industrial development.
Johnson stated that future issues of this Task Force
will be financing options for water and sewer
extension. Johnson invited the Planning Board to
attend the first public meeting (April 13th at 7 : 00
p.m. at Trinity High School) where this Task Force will
have a presentation for citizen input (their needs or
concerns) . Johnson said that after the meeting the
Task Force will put together a proposal to bring to
Planning Boards (High Point, Randolph County, Archdale,
Thomasville) . The Planning Boards will make a
recommendation to Board of Commissioners or City
Councils. Johnson said there will possibly be joint
Planning Board meetings (High Point, Thomasville,
Archdale, Randolph County Planning Boards) in late
Spring or early Summer.
This study is to promote economic industrial
development and what happens once this development
occurs with water and sewer lines is the residential
subdivisions (existing and proposed) will have the
opportunity to tap on to these lines . Johnson
expressed the opinion that this would not stop in this
area of Randolph County, these studies could possibly
apply around the City of Asheboro.
5. Update of Watershed Regulations
Johnson presented a Watershed Map of Randolph County
with the newly approved, by the State, Watersheds.
Johnson explained that Randolph County has enforced
Water Quality Critical Area regulations (WQCA) since
January 1988 . Johnson said that the Board of
Commissioners passed WQCA regulations for areas within
z mile of the high water mark of all reservoirs in the
County. Johnson said that the State is now mandating
WQCA regulations be regulated by local governments .
The State is requiring that Municipalities of more than
5, 000 people implement these regulations by July, 1993
those with less than 5 , 000 people by August, 1993, and
the Counties are required to implement by January,
1994 . Johnson stated that the County is currently
working in coordination with PTCOG and the local
municipalities (within Watershed Areas) to develop
ordinances to more unify regulations in Randolph
County. Johnson added that Randolph County has been
asked to enforce these regulations by Seagrove and
Staley because of their lack of staff to control this
undertaking. Johnson explained that the State has
created two options for local governments control:
1 . High Density Option: 70% impervious surface -
requiring a wet detention (pond construction) ,
this ultimately would become the responsibility of
the County.
2 . Low Density Option: 12% impervious surface - this
would require the remainder of the property to
remain vacant.
Johnson said that the biggest change in State Watershed
Regulations is the amount of impervious surface per
tract/lot of land.
6 . LAKE REESE WATERSHED
Johnson showed the Board the area of Randolph County
effected by Lake Reese Watershed. Johnson described
the section (north of I-85) of this watershed that most
concerns the County with regulating. Johnson described
this area as primarily industrial and prime locations
for future industrial development. Johnson stated that
the regulation (allowing only 12% impervious surface)
would have a major impact on future industrial growth
for Northwest Randolph County. Johnson explained the
proposal that has been developed (by I-85 Corridor/NW
Randolph Task Force) to answer the County' s concerns .
The County plans to propose a trade-off to the State.
If the State would approve this area for a WS-4
classification (which would allow 70% impervious
surface per tract) the County would regulate 1 mile
WQCA around the Lake Reese Reservoir (currently the
County regulates 2 mile) . Johnson said the County will
meet with the City of Asheboro Thursday (March 18th)
for their thoughts , and in April the Commissioners will
be requested to pass a resolution.
Charles Adams questioned the type of industrial
development (to be allowed in the area north of I-85) .
Johnson answered only clean industry. Johnson stated
that High Point has already passed a resolution stating
the need to obtain only high quality, clean industry in
the Watershed area.
7 . Conditional Use Zoning Update (Aikens Court Case)
Johnson stated that one of the points brought out by
the Aikens ' Attorney is that the Commissioners failed
to take sworn testimony when considered the Conditional
Use Rezoning for this request. Johnson explained to
the Board that the Board of Adjustment is a quasi
judicial Board which requires sworn testimony and also
the Board to list Findings of Fact when making a
decision but that the Board of Commissioners is a
legislative board elected by the people and is not
required to have sworn testimony or Findings of Fact.
•
Johnson stated that in July, 1992 the City of
Greensboro changed their ordinances to require sworn
`-- testimony and Findings of Fact. Guilford County
currently operates as Randolph County (not requiring
sworn testimony or Findings of Fact) . Johnson
explained that Guilford County had a case to go all the
way to the State Supreme Court where they were found to
be correct (by the Court) in not requiring sworn
testimony or Findings of Fact. Johnson stated that
sometimes people confuse Conditional Use Permit with
Special Use Permit (thinking they are the same) when
one is a rezoning district (approved by the Board of
Commissioners) and the other is a permit (approved by
the Planning Board) . Johnson said he felt because
Asheboro operates differently from Randolph County the
Attorney has picked up on this difference.
8 . Future Land Use Issues & Methods of Study
A: Junk Vehicles
Johnson spoke with the Board concerning their
desire to junk vehicle enforcement. Johnson added
that the PTCOG has worked for the last few years
on information or possible ordinances for Randolph
County.
Doyle Stout said that if the County citizen is
required to continue to pay higher taxes each year
they should be receiving new benefits for these
extra dollars . Stout stated that the County could
make laws concern this problem and possible
enforcement could be through the Sheriff' s
Department because he knew that Planning & Zoning
did not have the personnel for enforcement of such
a large task.
Aweilda Williams questioned if the citizen could
be penalized on their tax statements when found in
violation of a junk vehicle ordinance.
Bill Dorsett stated that currently the handicapped
people volunteer police in ticketing citizens not
handicapped parking in handicapped parking spaces .
Dorsett said that he felt sure there are citizens
that would volunteer to assist with the policing
of an ordinance for junk vehicles .
B: Subdivisions
Johnson explained that in September, 1988 the
County addressed the problem of housing types
being compatible to the area the development would
locate. Prior to this change in the ordinance as
long as a developer met our subdivision ordinance
the developer was allowed to develop the
subdivision. Johnson stated that he felt the
County had a good handle on the issue of housing
types but that now the issue appears to be density
levels. Johnson asked the Board members their
opinion of how to handle this problem.
Doyle Stout stated that he had canvassed the area
from Level Cross to Pisgah and spoken to
approximately 1000 people and the four problems he
kept hearing were:
*water quality - wells going dry, iron in the
water, etc.
*crime increase of approximately 50%
*junk vehicles - people having 2/3 cars in yards
*agricultural run-off - from farming
Jim Routh questioned the phrase of "Rural
Integrity" , Routh said the definition of this
phrase is different with each individual that you
speak with. Routh questioned the obligation of
this Board dealing with the issues of wells and
septic tanks, Routh added that he felt this was
the responsibility of the Health Department and
not of the Planning Board. Aweilda Williams
agreed.
Aweilda expressed her concerns of the public
continuing to use the issue of "rural integrity" .
Aweilda said that she felt the major subdivision
considered in the Pisgah area (of 59 lots) would
have completely changed the community, but she did
not feel that the 17 lots in Millboro would have
substantially effected that community.
Lynden Craven said that he had studied soils for 5
years and that he knew this area' s (Millboro
Request of 17 lots) soils were too poor to support
such a development. Craven stated that he felt
this Board does have an obligation to protect the
citizens with issues of water and sewer. Dorsett
and Brower agreed.
Phil Brower stated that he didn' t see how we could
get around considering possible water and sewer
problems . Brower refereed to the problems
Guilford County is having in large, nice,
site-built subdivisions.
Bill Dorsett stated that density can cause an
adverse effect and must be controlled by someone.
Lynden Craven stated that it was the
responsibility of this Board to listen to the
people of this County.
Jim Routh and Aweilda Williams requested the
possibility of the Planning Department preparing
more residential classifications that would
considered housing types/sizes, lot sizes , etc.
Johnson stated that the Planning Department would
work on a proposal for the Planning Board and
schedule another working session as soon as
possible.
C: Code Enforcement
Johnson explained to the Board his intention to
request a Code Enforcement Officer in the new
budget from County Commissioners . Johnson said
the role of Code Enforcement is a full time job
and much time has to be spent out of the office.
To prepare and enforce the kind of Ordinances the
County needs it is essential to have Code
Enforcement personnel on the job daily.
9 . The Role of the Planning Board and the Decision Making
Process
Johnson acknowledged that this item had been discussed
at length in the discussion of possible new land use
issues . Johnson stated that he want to make sure that
the members are receiving all the information and
training they need prior to the Public Hearings.
Johnson stated that the Board should not hesitate to
make a decision and that the members of the Board are
citizens trying to make the best decision for everyone
involved. Johnson told the Board that they are a good
Board, one of the best Planning Boards he has seen, but
that the most embarrassing times he has known is when
this Board could not make a decision in the Rezoning
Request for the Millboro area. Johnson stated that a
motion to approve was made with no second, a motion to
table was made with no second, and a motion to deny was
made with no second. Johnson explained that the Board
always has the opportunity to table a request but they
should only table if they feel they need more
information to make a decision. Johnson told the Board
if they table an issue just because there are several
citizens present it only requires the same situation to
occur at the next meeting. Johnson said the Planning
Board should feel proud of the confidence and trust
placed in them by the County Commissioners , and that
the Commissioners expected the Board to make their
honest recommendation on every issue.
Phil Brower expressed his opinion that it was good for
the Board to have split votes . Johnson agreed and
added that this showed the citizens that there is two
sides to every case.
Aweilda Williams stated that the strengths in this
Board is their differences.
Bill Dorsett stated that he would like to see this
Board require the plan of the containment of fluids for
every car repair place they approve. Charles Adams
agreed and added that this Board should be concerned
with the environment and with each decision made
"common sense" should be used.
Hal Johnson advised the Board that he would begin the
necessary steps to prepare Ordinances to address the
concerns mentioned by the Board and County
Commissioners.
10 . The meeting adjourned at 8 : 45 .
RANDOLPH COUNTY
NORTH CAROLINA
Planning Direc or
3- l ' - g 3 �� I
Date Cl_E:' /Secretary