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":%.4Q.: 42;' RANDOLPH COUNTY PLANNING BOARD
June 7, 1988
There was a meeting of the Randolph County Planning Board on Tuesday,
June 7, 1988, at 7:00 p.m. , in Courtroom B, Randolph County Courthouse, 145
Worth Street, Asheboro, North Carolina.
1. Chairman Doyle .Stout called to order the Randolph County Planning
Board meeting at 7:00 p.m.
2. Hal Johnson, Planning Director, called roll of the members: Doyle
Stout, Chairman, present; Charles Adams, Vice Chairman, present;
Ray Farlow, present; Guy Troy, present; Tal Harrison, present; Lynden
Craven, present; Bill Dorsett, present; Maxton McDowell, Alternate,
absent; and Arlie Culp, Alternate, present.
3. Chairman Stout asked for a motion to approve the minutes for the May 3,
1988 Planning Board meeting. Ray Farlow made the motion, seconded by
Lynden Craven, to approve the minutes. The motion passed.
4. SUBDIVISIONS:
A: WOODFIELD ACRES (Preliminary Plat) ; Providence Township; SR 2114;
202 Lots. Herman K. McDowell & W. Reid Kearns - Owners.
McDowell & Kearns were present at the meeting. McDowell
told the Board that this residential subdivision would be for
manufactured housing (single and double wides) and the roads
would be built to State standards.
Hal Johnson read a letter from Phil Pendry, Randleman
City Manager, that expressed the concerns of Randleman on the
environmental impact this large of a development would make on
the Randleman (Polecat Creek) Watershed. Johnson also expressed
the concerns the Health Department had on whether or not the lots
surrounding the flood zone area had enough usuable land for the
required 100% septic tank repair area.
There were approximately 100 people present at the meeting
from this community and they were represented by Joe Craig an
attorney that resides in this community. Craig stated that a
large area of this subdivision is at least partially in the
flood plain and that the lots are a good deal smaller than
represented on the plat. Craig stated that the square footage
requirements for housing In the deed restrictions was also
misrepresented. Craig expressed concerns the citizens had on
perking problems and the effects that 202 more wells in this
area would have on the water table. Craig asked if there would
be any buffer zones left on the property to separate this
development from the surrounding community, because if not this
would have a radical change on this community. Craig told the
• Board that this development would be more dense because the lots
are so narrow and this would cause the manufactured houses to
appear to be packed in. Craig stated that the Ordinance was
to promote orderly growth and to protect public safety, health,
and welfare; this development has the potential size of being
larger than the incorporated Town of Staley and could come close
to the size of the incorporated Town of Ramseur if 3 to 4 persons
reside on each lot. Craig then showed the Board pictures of the
adjoining and surrounding homes with property values of $50,000
to $150,000. Craig stated that the citizens' concern was not
aimed at stopping site-built or manufactured housing but at
protecting this low density community. Craig expressed concerns
that such a low density area becoming a high density area would
have an adverse effect. The tax revenue would not be equivalent
to the cost of the added fire, police, and emergency services
that would be necessary for this community. Craig stated that
J the surrounding housing developments on three sides of this
subdivision all ready have restrictions in effect that calls for
a minimum of 1,000 sq. ft. and some even have restrictions
that calls for a minimum of 1,500 sq. ft. on 5+ acres. This
subdivision does not seem in character with the area. Craig
stated that the developers had not been deeded the property so
the citizens felt it would not be a costly request to the developers
to asked the County to conduct a study to see what type of impact
this development would have on this community. Craig stated that
the citizens did not want to see development stopped, but rather
to blend in with the rest of the community.
Don Osborne, Chairman of the Board of Education and a resident
of this area, asked if anyone really knows at this time what type
of environmental impact this development would have on the under-
ground water table and on the educational needs of the County.
Osborne stated that Archdale/Trinity area's over-crowding problems
have been spreading into Tabernacle, New Market, Level Cross, and
now into Providence Township. Osborne stated that the School System
could expect 2.5 times more children from a mobile home as opposed
to a site built residence. At this time the County School System
has 50 million dollars in capital needs to meet the requirements
from the State. Resources from Local, State, and Federal Governments
may produce 25-27 million in the future to try to help resolve the
current needs of the School System. The Randleman School District
will have to use mobile classrooms to accommodate the all ready
approved Hidden Forest Estates (194 Lots) . Osborne also expressed
Dr. George Fleetwood, Superintendent of Schools, concerns of the
rapid growth and change in the County. Osborne stated that there
is talk in the legislature of the State possibly taking over and
• running school systems that do not meet the State's requirements.
Osborne stated that the Commissioners have made a major commitment
to fund the schools (ten times the amount of revenue allocated to the
schools 8 years ago) approximately 500 dollars per student. Osborne
told the Board that the total expected number of students from the all
ready approved subdivisions are the equivalent of two elementary
schools at the cost of 4i million dollars per school. Osborne
expressed his concerns on the impact this development would have on
the water table, watershed, public education (over-crowding, financial) ,
police, and fire protection in the community. Osborne urged the
developers to withdraw this request and asked the Planning Board to
conduct an environmental impact study. Osborne ended by saying this
development would not benefit Randleman's water supply, the School
System, elected officials, or our children.
Bob Trogdon, Maintenance Superintendent for County Schools,
reiterated most of the same concerns Mr. Osborne expressed with this
development and the impact it would have on the County School System.
Hal Johnson stated that based on concerns expressed by the
citiznes, the County could begin the process of developing standards
as may relate to potential Environmental impact of all new single
family residential subdivisions. This study would include
recommendations from the County Health Department; appropriate State
agencies relative to water resources, and soil conservation; and
recommendations from the Piedmont Triad Council of Governments
(Randolph County's technical advisory source on matters relating to
land use planning and development) . Recommendations from advisory
agencies could then be forwarded to the Randolph County Board of
Commissioners for their consideration and review.
Charles Adams made the motion to delay any action on this
preliminary plat and in all fairness on any preliminary plat until
an environmental impact study could be done on each new development.
Hal Johnson stated that he could present this proposal for the
Planning Board to the Board of Commissioners at the July session. Ray
Farlow seconded the motion, the motion passed unanimously.
B: The Planning Board delayed making Preliminary Plat_ approved on the
following subdivisions pending development of a Environmental Impact
Project which can be applied consistently to all new major subdivisions.
The recommendation was made so that all new residential developments
(manufactured housing and site built homes) would be reviewd by the
same standards.
1 . ASHETON WOODS, Section 2 & 3 (Preliminary Plat) ; Tabernacle
Township; SR 1404; 41 Lots. J. Wilson Hunt - Owner.
2. HAPPY HOLLOW ACRES (Preliminary Plat) ; Richland Township;
SR 2843; 10 Lots. Donald Lanier & J.K. Boiling - Owners.
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3. WOODRIDGE ESTATES (Preliminary Plat) ; Franklinville Township;
SR 2605; 24 Lots. Walter Lee Roberts - Owner.
C: FARLOW PARK, Section 6 (Final Plats) ; Grant Township; SR 2839; 82
Lots. Phillip R. Craven, S. Neal Craven, & Bobby L. McDuffie -
Owner.
Bill Dorsett expressed his concerns of such a large development
with only one access that ends with a culdesac. Hal Johnson explained
to the Board that the road had been approved by the State Department
of Transportation.
Tal Harrison made the motion, seconded by Lynden Craven, to
approve the final plats for Farlow Park, Section 6. The motion
passed.
5. SPECIAL USE PERMIT REQUESTS:
A: Virginia C. Andrews, Sophia, North Carolina, requested a Special
Use Permit for a Rural Family Occupation of a Commercial Nature to
construct a building (size approximately 100' x 42' ) to store
statuary novelty items for resale beside her residence on approximately
5 acres, located off Highway 311 approximately mile on the west
side of SR 1951, Randleman Township, Zoning District R-A. Zoning
#7745.
Hal Johnson stated that this request was a carry over from
the last Planning Board meeting.
Virginia Andrews was present at this meeting and told the Board
that the building would run parallel to the private road and sit
approximately 50' from it. Andrews stated that a new access road
would be cut from SR 1951 to the building and once the building was
constructed all the storage trailers would be removed from the
property.
Kenny Jordan, an adjoining property owner, expressed his concerns
of such a large building being constructed for business purposes in
this nice residential neighborhood. Jordan also expressed his
concerns on the added traffic and the type of sign that would be
constructed if any.
Virginia Andrews stated that traffic would be mainly on Monday
through Wednesday during a given week and the purpose of this
building was to consolidate what is all ready being stored on the
property.
Guy Troy stated that this consolidation would make the property
more attractive.
Wayne Strider, an adjoining property owner, asked who would
enforce the Special Use Permit and he was answered the Planning &
Zoning Code Enforcement personnel.
Guy Troy made the motion, seconded by Lynden Craven, to approve
Virginia Andrews' request for a Special Use Permit. The motion passed.
B: Ralph J. Hoover, Trinity, North Carolina, requested a Special Use
Permit for a Rural Family Occupation to construct an office building
to sale used automobiles on the property (minimum size building for
State License) on approximately 1 .2 acres of land located on SR 1401
(Mountain Road) , Trinity Township, Zoning District R-A. Zoning Map
#6795.
Ralph Hoover was present at the hearing and stated that cars
would mainly be located in back of the mobile home with one or two
cars in the front yard. Hoover also stated that the driveway
currently being used for his residence would also be used for
the car lot.
Julia Barnes, Trinity, North Carolina, told the Board that
she was an adjoining land owner and that this area was used
primarily for farming. Barns stated that the road that leads to
Hoover's residence is an easement and not a private drive and that
the nearest commercial activity is located 5 miles away. Barnes
expressed concerns on the possibility of junk cars, trash, sewer
problems, the environmental impact, and what impact this would have
to property values in the area. Barnes also stated that in certain
times of the year this road is not passible.
Bill Dorsett expressed his concerns that this would be considered
spot zoning because there are no businesses in this area.
Bill Dorsett made the motion, seconded by Guy Troy, to deny the
request for a Special Use Permit. The motion passed unanimously.
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C: Tom McIntosh, Ramseur, North Carolina, requested a Special Use
Permit for a Rural Family Occupation of a Commercial Nature to
operate an appliance service business out of an existing building
beside his residence on approximately 8 acres of land located on
SR 2.470 in front of SR 2489, Columbia Township, Zoning District
R-A. Zoning Map #8703.
Hal Johnson stated that McIntosh would be using a renovated
tobacco barn and property is well screened with trees.
McIntosh presented the Board with a letter from his neighbor
Raeford Glasgow stating he had no objection to the business. McIntosh
also stated that some old equipment would be stored on the property
for parts but would not be visible from the road.
Lynden Craven made the motion, seconded by Charles Adams,
to approve the McIntosh request for a Special Use Permit. The
motion passed.
6. REZONING REQUESTS:
A: Velma Cox Pate, Ramseur, North Carolina, is requesting that
approximately 50 acres of land located at the intersection of
SR 2669/2668, Columbia Township, be rezoned from Residential
Agricultural to Light Industrial. Zoning Map #8712. It is the
desire of the applicant to use the property for industrial
development.
Bill Pate was present at the meeting representing Velma Pate
and told the Board that this property adjoined RAiMTEX, Inc. and
the Town of Ramseur.
June Bean, Major of Ramseur, expressed his opinion that this
type of development would be good for Ramseur in this area.
Mr. S. E. Leonard, Jr. , Chairman of Ramseur's Town Council,
told the Board that Ramseur's Land Development Plan developed in
1979 shows this type of development to be consistant with the
Plan.
Ray Gilliland, Alene Gilliland, and Nancy Siler, residents
from this area, expressed their concerns to the Board of problems
with excess traffic, property values, noise level, and taxes. They
also expressed their desire to see this area remain Residential
Agricultural Zoning.
Lynden Craven made the motion, seconded by Ray Farlow, to
recommend to the Commissioners this request be approved. The
motion passed.
B: Robert O. Mason, Asheboro, North Carolina, is requesting that
approximately 13 acres of land located at the end of SR 2674, Grant
Township, be rezoned from Residential Agricultural to Mixed
Residential/Conditional Use. Zoning Map #7699. It is the desire
of the applicant to develop a 15 space mobile home park.
Wanda and Robert Mason were present at the meeting and
told the Board they wanted to keep private wood lots. They
stated that they wished to start with 5 to 6 lots and gradually
add spaces over the years. Wanda Mason said at the present time
part of the property was pasture land for horses.
Gary Hester, Piedmont Minerals, Inc. , adjoining property owner,
stated his concerns on property values, over population and density,
flood area on the property, and traffic . Hester also was concerned
with spot zoning and opening up opportunities for other developers.
Roy Brown, adjacent property owner, stated he had owned his
property for 50 years and the land in this area had always been
used for farmland. Brown expressed his concerns on traffic,
road problems, water and sewage disposal problems, and property
values. Brown told the Board he did not feel this was orderly
development.
Ruth Ann Allred, adjoining property owner, stated that she
wanted to see the property remain Residential-Agricultural because
of depreciation of property values and that she felt this would
benefit no one but the Masons.
Lewis Cheek, Randleman, North Carolina, stated that property
values did not drop because of mobile homes.
Hal Johnson stated that based on the concerns expressed by the
citizens, the County chould begin the process of developing standards
as may relate to potential Environmental impact of all new mobile
home parks. This study would include recommendations from the
County Health Department; appropriate State agencies relative to
water resources, and soil conservation; and recommendations from
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the Piedmont Triad Council of Governments (Randolph County's
technical advisory source on matters relating to land use planning
and development) . Recommendations from advisory agencies could
then be forwarded to the Randolph County Board of Commissioners
for their consideration and review.
Lynden Craven made the motion to delay any action on this
rezoning for a mobile home park and in all fairness on any mobile
home park until an environmental impact study could be done on each
new mobile home park rezoning. Ray Farlow seconded the motion and
the motion was approved unanimously.
C: The Planning Board delayed making any recommendations to the Board
of Commissioners on the following rezoning request pending development
of a Environmental Impact Project which can be applied consistently
to all new mobile home park rezoning request:
1. Martha Gallimore, Denton, North Carolina, is requesting that
approximately 20 acres of land located off SR 1103 in Deer
Trail Acres Subdivision, New Hope Township, be rezoned from
Residential Agricultural to Mixed Residential/Conditional Use.
Zoning Map #7605. It is the desire of the applicant to develop
a 15 space mobile home park.
D: James H. Keeling, Asheboro, North Carolina, is requesting that
approximately 5 acres of land located on the south side of Highway
64 approximately mile east of SR 2222, Franklinville Township,
be rezoned from Residential Agricultural to Light Industrial/
Conditional Use. Zoning Map #7781. It is the desire of the applicant
construct a automotive body repair shop (Building size - 30' x 40' ) .
James Keeling was present at the meeting and told the Board
his building would be approximately 500 feet from Highway 64 and
that he had spoken to adjoining property owners and no one had any
complaints concerning this shop.
Guy Troy made the motion, seconded by Bill Dorsett, to recommend
to the Board of Commissioners this rezoning request -be approved. The
motion passed.
E: Donald W. Lanier, Asheboro, North Carolina, is requesting that
approximately 2} acres of land located on Business 220 Highway in
front of Highway 159, 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.
Donald Lanier was present at the meeting and stated that he
had no specific plan for the property at this time but wanted a
general rezoning.
Guy Troy made the motion, seconded by Charles Adams, to
recommend to the Commissioners this request for rezoning be
approved. The motion passed.
F: Howard Neal Testerman, Asheboro, North Carolina, is requesting
that approximately 2 acres of land located north of Hunt's Auto
Parts on SR 1413, Back Creek Township, be rezoned from Residential
Agricultural to Light Industrial. Zoning Map #7722. It is the
desire of the applicant to use the property for industrial
development.
Howard Neal Testerman was present at the meeting and told
the Board there was a little commercial development in the area.
Testerman stated that when he bought the land there were no
restrictions and that he was not aware that the County had been
zoned. Testerman added that the building would be 104' x 48' ,
909 of his business would be done off premises, the business would
be for sandblasting, and that in the future he planned to build
his residence on this property.
Bill Dorsett expressed his concerns of the dust and sand
from this type of business.
Bill Hefner, an adjoining property owner, expressed his
concerns of sand, dust, noise, traffic, what times this business
would be operating, and what this would do to the property values
in the area. Hefner was also concerned about what type of
environmental impact this business would have on this area.
Lucille Summey, adjoining property owner, stated that she
was concerned about the dust because her husband's health problems
require him to walk daily and not to be exposed to dust.
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James Rich, an adjoining property owner, stated that he
wants to build a house in his property and would like to see
the area remain Residential-Agricultural , but he would rather
see Mr. Testerman build this type of business than to see mobile
homes move into the area.
Testerman stated that the building would be located approximately
�� 841 feet from the highway.
Guy Troy made the motion, seconded by Tal Harrison, to recommend
to the Commissioners this request be denied. The motion passed
unanimously.
7 . The Planning Board adjourned the meeting at 9:56 p.m.
RANDOLPH COUNTY
NORTH CAROLINA
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