06JunePBPlanning Board Minutes June 6, 2023 Page 1 of 11
RANDOLPH COUNTY PLANNING BOARD MINUTES June 6, 2023
There was a meeting of the Randolph County Planning Board on Tuesday, June 6, 2023, at 6:30 p.m. in the 1909 Historic Courthouse Meeting Room, 145-C Worth St, Asheboro, NC.
Chairman Pell called the meeting to order at 6:30 p.m. and welcomed those in attendance and asked for a roll call of the members. Hal Johnson, County Manager, called the roll of the Board members.
• Reid Pell, present, Chair;
• Kemp Davis, present, Vice-Chair;
• John Cable, present;
• Melinda Vaughan, present;
• Reggie Beeson, present;
• Ken Austin, present;
• Barry Bunting, present; and
• Brandon Hedrick, Alternate, present. County Attorney, Ben Morgan, was also present.
Johnson informed the Chairman there was a quorum of the members present for the
meeting. Pell called for a motion to approve the consent agenda as presented.
Consent Agenda:
• Approval of agenda for the June 6, 2023, Planning Board meeting.
• Approval of the minutes from the May 2, 2023, Planning Board meeting. Davis made the motion to APPROVE the consent agenda as presented, with Bunting
making the second to the motion. The motion was adopted unanimously.
Pell asked the Board members if there were any conflicts in the following cases. Hearing none, Pell turned to Johnson to present the first case of the night.
Johnson presented the first case along with site plans and pictures of the site and
surrounding properties.
Planning Board Minutes June 6, 2023 Page 2 of 11
REZONING REQUEST #2023-00000884
The Randolph County Planning Board will hold a duly published and notified Legislative Hearing on the request by LARRY McKENZIE, Asheboro, NC, and his request to rezone 13.10 acres at Old Greensboro Rd/Fred Lineberry
Rd, Level Cross Township, Polecat Creek Balance Watershed, Tax ID
#7766756530, Secondary Growth Area, from RA - Residential Agricultural
District to CVOE-CD - Conventional Subdivision Overlay Exclusive -
Conditional District. The proposed Conditional Zoning District would specifically allow a twelve-lot site-built subdivision as per the site plan.
Property Owners: Joseph and Annette Cox
Pell opened the public hearing and called for anyone wishing to speak in favor of the request to come forward and address the Planning Board.
Larry McKenzie, 1095 Bunting Rd, Asheboro, rose to address the Planning Board about
the proposed subdivision. McKenzie said that even though he could have developed the proposed subdivision with fourteen lots, he reduced the number of lots to twelve due to safety issues along Old Greensboro Rd and Fred Lineberry Rd. McKenzie stated that he has a revised letter from the North Carolina Department of Transportation (NCDOT) on
the driveway connections and that NCDOT is granting preliminary approval to the site
plan as presented. (See Exhibit #1.) McKenzie told the Planning Board that he is trying to address the concerns raised in the Neighborhood Information Meeting regarding potential drainage issues to Mallard Woods subdivision directly behind his request. McKenzie stated that specifically on lot number twelve, he will leave the trees on as much
of the property as possible and the house will be built closer to Fred Lineberry Rd. McKenzie said that the houses in the proposed subdivision will sell for $275,000 to $350,000 and he wished that the houses could be built faster as there is a need for new homes. McKenzie concluded by saying that he would answer any questions from the Planning Board.
Johnson asked McKenzie if the proposed lots will have wells and septic systems. McKenzie said that he is working with the City of Randleman to try to get public water to serve the proposed development since water runs along Fred Lineberry Rd to Victory Junction Gang Camp.
Davis asked McKenzie to clarify that he would be getting public water from Randleman. McKenzie replied that they are working with the City of Randleman to tap into their water line but that it is a forced main and all of the details have not been completed.
Cable asked McKenzie if he is planning to use water from the City of Randleman and McKenzie stated that he is working with the City of Randleman to tie into their existing system. Davis asked McKenzie about the shared driveways that the NCDOT requested.
McKenzie stated that he did not consider the request to be workable. McKenzie stated
Planning Board Minutes June 6, 2023 Page 3 of 11
that NCDOT has reviewed the plan again and they have agreed to remove the recommendations for shared driveways. Davis stated that he thought that mailbox after mailbox can create traffic problems and that shared driveways may work to prevent traffic
problems. McKenzie stated that he did not think that shared driveways would prevent
traffic problems as there would still be the same number of driveways along the road. Cable stated that the way that he thinks is that nine driveways equals nine bus stops as he has gotten behind school buses that stop at every driveway in a subdivision and with
the buses stopping that many times in a short distance, traffic can come to a stop.
McKenzie said it was his experience that school buses do not stop at every drive but at every fifth driveway along the road but that it also depends on the age of the child.
Austin stated that he rode in the area today and felt that these roads are dangerous due
to the hills and curves and he thinks that the drives for the proposed subdivision could be very dangerous. He also mentioned that the information in the agenda packets says there will be no shared driveways.
McKenzie told the Planning Board that there is a new engineer at NCDOT and all they
want to see are shared driveways. Davis asked about the thirty-five feet setback along the road.
Hedrick stated that the thirty-five feet setback is required by Randolph County Unified
Development Ordinance for property that is currently a standing forest. McKenzie stated that the County requires a thirty-five feet setback from the road right-of-way.
Pell asked if there were any other questions from the Planning Board members. Hearing none, Pell asked if there was anyone else that wanted to speak in favor of the request. H R Gallimore, 231 S Fayetteville St, Asheboro, rose to address the Planning Board and
he shared the following statistics with the Planning Board. In the past year:
• 1,187 single-family homes sold;
• 105 single-family homes are currently available which is a one-month supply;
• 146 mobile homes sold; and
• 6 mobile homes were available yesterday and that is a two-week supply.
Gallimore said that based on these current statistics, houses are needed in Randolph County. Gallimore told the Planning Board about Chatham Park in Chatham County which is being developed by SAS that is within minutes of the Greensboro-Randolph County Megasite and the Wolfspeed Megasite. The subdivision will have twenty-five
houses and they will start at $250,000 and go up. Gallimore stated that if the County is
going to capitalize on the investment made in the Greensboro-Randolph County
Planning Board Minutes June 6, 2023 Page 4 of 11
Megasite, we will need more houses and it is not getting any cheaper to build and develop subdivisions. Gallimore went on to discuss his conversation with Tom Terrell regarding shared driveways. Terrell stated that it is hard to enforce contracts for shared driveways
as safety is the most important factor in any development.
Gallimore concluded his comments by saying the County needs these homes, that McKenzie does a good job developing his subdivisions and he does what he says to try and keep the existing property owner happy. Gallimore said that he would be willing to
answer any questions from the Planning Board.
Pell asked if the Planning Board has any questions for Gallimore. Hearing none, Pell asked if there was anyone else in favor of the request that would like
to address the Planning Board. Hearing none, Pell asked if there was anyone in
opposition to the request that would like to address the Planning Board. Paul Baughman, 4887 Pintail Ct, Randleman, told the Planning Board that he owns the property next to proposed lot number twelve and he is concerned that additional
construction will create more run-off that could impact his property, he wanted to know
and understand the proposed plan to prevent and control run-off. Baughman commented on the shared driveways and multiple bus stops and he stated that most subdivisions have only one entrance to keep traffic moving smoothly.
Baughman said that he was not opposed to development and bringing more tax dollars
to the County but that he felt this request was trying to cram too many houses in this area. Baughman stated that McKenzie may want to look at a different plan with a common access road that would allow buses to stop out of the existing traffic.
Baughman concluded by saying that he and his wife have lived at the property for eight
and one-half years and he is concerned about what this development will bring to this part of the County. Tyler Bidwell, 620 Mallard Dr, Randleman, rose to address the Planning Board and she
stated that her family lives in Mallard Woods and that it is quiet, safe and many existing
trees were left on the site when the subdivision was developed. Bidwell stated that her daughter, who is at a school event, is concerned about how the proposed development will impact the trees and animal life. Bidwell stated that many generations of deer live on the property for the subdivision. Bidwell concluded by stating that we are creating homes
for people but how will the development impact soils and the environment and how will it
impact her child? Dale Beane, 5205 Fred Lineberry Rd, Randleman, told the Planning Board that we are back talking about development along Fred Lineberry Rd and the congestion around
Level Cross Elementary School. Beane stated that he did not see how nine drives in two-
tenths of a mile along a heavily traveled road can be safe. Beane reminded the Planning Board that they turned down a similar request on Flint Hill Rd and this is the same type
Planning Board Minutes June 6, 2023 Page 5 of 11
of request that was denied several years ago. Beane stated that he did not know if the answer to their safety concerns would be to redesign the subdivision with an internal, dedicated road. Beane concluded his remarks by telling the Planning Board that at 8:00
am it is very difficult to get from Old Greensboro Rd to Fred Lineberry Rd due to the school
traffic and the proposal is very dense but he feels that there could be a compromise. Susan Richards, Andrew Hunter Rd, Franklinville, told the Planning Board that she is not opposed to the request but that she felt that 120 ft width lot is not very wide and
wondered if it was possible to create a Home Owners Association to establish a joint
mailbox location and to provide privacy fences to protect the existing residents. Pell asked McKenzie and Gallimore if they wanted to address any of the concerns expressed by the opposition. Gallimore said that he understand the concerns of the
citizens but said that in Guilford County, they build the same subdivision on 10,000 sq. ft.
lots. Gallimore stated that McKenzie could not put an internal road and have the same density level as presented on the preliminary plat. He also stated that McKenzie wants to help save trees. Gallimore reminded the Planning Board and citizens that McKenzie wanted fourteen lots and could have requested fourteen lots but chose to only do twelve
lots due to safety concerns. Gallimore admitted that the request would change the
density, dynamic, and stormwater in the area. Gallimore stated that many subdivisions lose lots due to County regulations and the County should be trying to give people a chance to make a start with the interest rates being so low.
Davis asked if McKenzie were to cut a road into the subdivision, could he get twenty-
four lots. Gallimore said that it was possible but even if McKenzie rezones the property, he cannot guarantee that McKenzie would get all of the lots allowed by the Conditional District.
Davis said that he did not doubt the quality of homes that goes into McKenzie’s
developments but that there are concerns over density and water runoff. Davis said that if the grading is done properly, it could take care of any runoff issues. Gallimore said that he like trees in subdivisions and that it costs money to remove trees and McKenzie will leave as many trees as possible, removing what is necessary for houses, the septic
systems, and driveways.
Cable asked questions about lot number twelve and the possible drainage issues. Gallimore said that he would have to let McKenzie address this question.
McKenzie passed out a map to the Planning Board. (See Exhibit #2.) The map shows
where the house on lot number twelve will be located. The Planning Board members asked about the red dots on the map and McKenzie stated that the red dots indicated the good soil on the property. McKenzie said that the house on lot number twelve will be around the first red dot on the map, approximately sixty to seventy feet from the right-of-
way.
Planning Board Minutes June 6, 2023 Page 6 of 11
Cable said that with what McKenzie is proposing for lot number twelve, it should not disturb the adjoining property owners. McKenzie reminded the Planning Board of a rezoning request that he had three years ago on Fairview Farm Rd. He stated that the
one citizen opposed to his rezoning request is now very happy with how the subdivision
was developed because he did what was necessary to have less impact on the citizens. McKenzie told the Planning Board that the people complaining about his request are living on lots one-half the size of what he is proposing. He said the back side of the lots will not be touched, protecting the existing residents.
Davis stated that he is still concerned about mailbox after mailbox along the road and there is no other way to develop the subdivision unless McKenzie went with two-acre lot sizes. McKenzie said that he will not do it in Randolph County as roads are currently costing $150 per foot and it would push home costs up to $400,000 if he had to put in a
road for the subdivision.
Pell asked if there were any other questions from the Planning Board. Johnson told those in attendance that subdivision rezonings are the hardest decisions
the Planning Board has to make as they have to deal with questions such as the
appropriate lot size, and does the proposal meet or does not meet road frontage requirements. Johnson continued by saying that in 1989, Randolph County was the first County in the State to require a rezoning process for subdivisions to ensure compatibility with the existing community. Johnson stated that most of the County is zoned RA and a
property owner can divide three lots without review by the Planning Board or the Board
of Commissioners. Johnson concluded his remarks by saying that the North Carolina General Assembly is looking at several bills that would take away the right of local governments to enforce density due to the housing crisis and the bills would not allow citizens to provide input on future developments. Johnson stated that both the Planning
Board and the Board of County Commissioners have made it clear to local delegates to
the General Assembly that they do not like the proposals currently being considered Pell asked if there were any other questions from the Planning Board. Hearing none, Pell closed the public hearing.
Austin asked if the letter from NCDOT is an opinion or a driveway permit. Davis said that he thinks the driveways as they have been presented are okay and that McKenzie or the builder would still have to get a driveway permit from NCDOT.
Austin said that he was confused by different answers in the agenda packet and what McKenzie presented to the Planning Board. Davis said that based upon what the Planning Board heard in testimony, NCDOT is suggesting shared driveways but he is concerned with the problems with ownership.
Beeson said another concern is the maintenance of the shared driveway. Davis said that he thought it was also a big problem just like asking citizens to share a mailbox post.
Planning Board Minutes June 6, 2023 Page 7 of 11
Beeson said that the agenda pack says that the City of Randleman told staff that the proposal would not be able to use municipal water but if the City of Randleman is now
going to allow them to connect, it will make the development better.
Austin stated that he had heard that there are water pressure problems at Victory Junction Camp.
Davis stated that the water pressure issue is the responsibility of the City of Randleman
and is outside of the control of the Planning Board. Cable said that like Johnson, he appreciates everyone sharing their opinion about mailboxes, drainage, and all of the other issues. Cable continued that the map supplied
by McKenzie shows the area that is not being disturbed and by moving the house location
further back on the lot increases the cost of development. Cable stated that he is concerned about traffic stops and driveways but McKenzie has provided the Planning Board with information from NCDOT that it should be okay. Cable continued by saying the water pressure issue is up to the City of Randleman. Cable said that the Planning
Board members do ask a lot of questions, take their time to consider requests, and are
particular, so they feel they are making correct decisions. Cable told those present that a presentation without feedback is just a presentation but tonight McKenzie tried to address the concerns of the neighbors. Cable concluded that the County is changing but with the values of Randolph County and the map presented by McKenzie at the meeting
tonight, show that everything should be acceptable.
Hedrick said that he thought that McKenzie has provided a lot of information to the Planning Board regarding safety and that he wanted to make sure that the thirty-five-foot buffer along all roads remain as required by the Randolph County Unified Development
Ordinance.
Cable said that his thoughts are like Davis, that if McKenzie were to cut a road into the proposed subdivision, he could develop as many as twenty-four lots from this property. Hedrick said that McKenzie could get more lots if he had access to the municipal sewer.
Bunting said that he has to weigh things out in mind and look at the good versus the bad and many times he has to follow his gut. Bunting commended McKenzie for trying to work with the citizens opposed but that this is a tough job and not everyone wins.
Bunting made the motion to APPROVE the rezoning request to rezone the specified
parcel(s) on the rezoning application to the requested zoning district based upon the Determination of Consistency and Findings of Reasonableness and Public Interest statements that are included in the Planning Board agenda, submitted during the rezoning presentation and as may be amended, incorporated into the motion, to be included in the
minutes, as well as the site plan(s) with all agreed-upon revisions, also incorporated into
the motion and that the request is consistent with the Randolph County Growth
Planning Board Minutes June 6, 2023 Page 8 of 11
Management Plan. Cable made a second to the motion to APPROVE the rezoning request.
Pell, having a proper motion and second, called the question on the motion to APPROVE
the rezoning request, and the motion was adopted unanimously. Johnson told the applicant that due to the potential of an appeal of the rezoning decision, the approval paperwork would be sent after the deadline for filing an appeal if no appeal
is requested.
REZONING REQUEST #2023-00000895
The Randolph County Planning Board will hold a duly published and notified Legislative Hearing on the request by TONY W SAUNDERS, Asheboro, NC, and his request to rezone 21.27 acres at 1313 Tonys Way, 1318 Tonys
Way, 1365 Tonys Way, 1424 Walter Saunders Dr and 1426 Walter Saunders Dr, Franklinville Township, Tax ID #7772246145, 7772340213, 7772249475, 7772345254, 7772333821 and 7772347269, Secondary Growth Area, from RA - Residential Agricultural District and RR – Residential Restricted District to CVOM - Conventional Subdivision Overlay
Mixed – Conditional District. The proposed Conditional Zoning District would specifically allow a five-lot subdivision for Class B mobile homes and better as per the site plan. Pell opened the public hearing and called for anyone wishing to speak in favor of the
request to come forward and address the Planning Board. Tony Saunders, 1424 Walter Saunders Dr, Asheboro, addressed the Planning Board and said that he has three rental mobile homes on the property, and on the advice of his surveyor, he should be able to place two more mobile homes on the property.
Johnson asked Saunders if he has three rental mobile homes on the property and Saunders answered yes and said that he wants to put two more mobile homes on the property for rental purposes.
Saunders said that there would be no access from Randolph Tabernacle Rd due to the stream and floodplain along the road. Davis asked Saunders if the property on Randolph Tabernacle Rd come all the way out
to the road and Saunders replied, “Yes and that is where the septic systems are located.” Saunders said that all of the access will be off Tony Way and that there would be no entrance off Randolph Tabernacle Rd. Pell asked Saunders if he maintains the road and Saunders replied that he does
maintain the road and is trying to fix a tile so that it will drain into the field.
Planning Board Minutes June 6, 2023 Page 9 of 11
Davis asked Saunders if he lived on the property and Saunders said that his home is on Walter Saunders Dr and that his mother and father live in the brick house on the
property.
Pell asked if there were any questions from Planning Board members. Austin asked Saunders about the type of drive and Saunders said that the gravel drive
was put in when Crystal Springs Swimming Pool was opened and the road is now ten
feet wide and approximately 1,000 feet long. Pell asked if there were any questions from Planning Board members.
Pell asked if there was anyone else in favor of the request that would like to address the
Planning Board. Hearing none, Pell asked if there was anyone in opposition to the request that would like to address the Planning Board. Hearing none, Pell closed the public hearing.
Cable asked if the property was duly posted and Planning staff told the Planning Board
that the property was posted and letters were mailed to the adjoining property owners. Beeson said that he thought the width of the driveway is not enough and Johnson said that the road is existing and the County would allow Saunders to continue the drive as it
is.
Vaughan stated that the Planning Board just heard tonight about the lack of availability for housing and this request helps to address the shortage.
Davis said that all of the mobile homes are off the road and they should not cause any
problems. Davis made the motion to APPROVE the rezoning request to rezone the specified parcel(s) on the rezoning application to the requested zoning district based upon the
Determination of Consistency and Findings of Reasonableness and Public Interest
statements that are included in the Planning Board agenda, submitted during the rezoning presentation and as may be amended, incorporated into the motion, to be included in the minutes, as well as the site plan(s) with all agreed-upon revisions, also incorporated into the motion and that the request is consistent with the Randolph County Growth
Management Plan. Vaughan made a second to the motion to APPROVE the rezoning
request. Pell, having a proper motion and second, called the question on the motion to APPROVE the rezoning request, and the motion was adopted unanimously.
Planning Board Minutes June 6, 2023 Page 10 of 11
Johnson told the applicant that due to the potential of an appeal of the rezoning decision, the approval paperwork would be sent after the deadline for filing an appeal if no appeal is requested.
REZONING REQUEST #2023-00001239
The Randolph County Planning Board will hold a duly published and notified Legislative Hearing on the request by P KEITH DAVIS, Randleman, NC, and their request to rezone 5.02 acres out of 23.94 on US Hwy 311, New Market Township, Randleman Lake Critical Area Watershed, Tax ID
#7736659452, Primary Growth Area, from RA - Residential Agricultural
District to CVOE-CD - Conventional Subdivision Overlay Exclusive -
Conditional District. The proposed Conditional Zoning District would specifically allow the division of a 5.03-acre lot out of 23.94 acres which is part of an existing subdivision.
Pell opened the public hearing and called for anyone wishing to speak in favor of the request to come forward and address the Planning Board. Amelia Davis, 5834 Davis Ctry Rd, Randleman, addressed the Planning Board and
stated that she wants to split off another lot for a grandchild. A Davis stated that three
grandchildren have already been given land and this will be for the fourth grandchild. K Davis stated that A Davis is doing this because it would be the fourth lot cut from the existing piece of property.
Pell asked if there was anyone else in favor of the request that would like to address the Planning Board. Hearing none, Pell asked if there was anyone in opposition to the request that would like to address the Planning Board.
Pell asked if there was anyone else that would like to speak in opposition to the rezoning
request. Hearing none, Pell closed the public hearing. Beeson said that the Davis family are his neighbors and he has known them all their lives and that he is happy to see the family stay in this area.
Cable said it is great to see family wanting to live on family land. Beeson made the motion to APPROVE the rezoning request to rezone the specified parcel(s) on the rezoning application to the requested zoning district based upon the
Determination of Consistency and Findings of Reasonableness and Public Interest statements that are included in the Planning Board agenda, submitted during the rezoning presentation and as may be amended, incorporated into the motion, to be included in the minutes, as well as the site plan(s) with all agreed-upon revisions, also incorporated into the motion and that the request is consistent with the Randolph County Growth
Planning Board Minutes June 6, 2023 Page 11 of 11
Management Plan. Davis made a second to the motion to APPROVE the rezoning request.
Pell, having a proper motion and second, called the question on the motion to APPROVE
the rezoning request, and the motion was adopted unanimously. Johnson told the applicant that due to the potential of an appeal of the rezoning decision, the approval paperwork would be sent after the deadline for filing an appeal if no appeal
is requested.
Having no further business, Pell called for a motion to ADJOURN the meeting. Bunting made the motion to adjourn, with Cable making the second to the motion.
Pell, having a proper motion, and second, called the question on the motion to ADJOURN. The motion passed unanimously. The meeting adjourned at 7:36 p.m., with twenty citizens present.
RANDOLPH COUNTY NORTH CAROLINA
________________________ Chairman
_________________________ _______________________________ Clerk to the Board Date
Approved by Randolph County Planning Board July 11, 2023
FW: [Externall RE: 14983 McKenzie
Monroe, Roosevelt J <rjmonroe@ncdot.gov>
Mon 5/8/2023 q38 AM
Io: larry mckenzieproperties.net < lqrry@mckenzieproperties.net>
Cf: Dumas, Charles E. Jr <cdumas@ncdot.gov>
I I attachments (281 KB)
14983_m.kenzie-18x24l.pdt
Extemal (rjmonro€@ncdot.gov)
8cpld-Ihjs_Eral FAo copaddy-/klyarqeelEoailsealIg_pelq llby tNfi
Mr. Mckeozie ,
Per our phooe conversation eatlier, please sec the e-mail below. If you have any additional questions,
plcasc let us knour Thanks!
.)eron
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346-31&4000
dmonroe(Drcdot.ggy
300 DOT Drive
Asheboro. NC 27205
Email coiespondence to and trcm this addrcss is subject to the
Nqfth Carclina Public Recods Law ald fiay b@ disclosecl to thid pafties.
Frem: Monroe, Roosevelt J
S6nt: Wednesday, May 3, 2023 10:48 AM
Tot Mangum, Timothy V. <Tim.MangUm@randolphcountync.goD; Survey Carolina <mail@surveycarolina.com>
Cq Dumas, Charles E. Jr <cdumas@nfdot.go\D; Britt, Jennitur t <jlbritt@ncdot.goD; Ximes, TylerJ
<tjkimes@ncdot.gov>
SuFiect RE: [External] RE: 14983 McKenzie
EXHIBIT
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Tim & Deniel,
Good morning Aftcr funher review, the Depanment is fine with the atached subdivision layout 3sshpwn. If vou have anv additional guestions, pleese let us know. Thanks!
R. J. Monroe
OiFtrjct Supervisor
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