10OctoberCC - Grochowski Rezoning AppealStaff Report and Map Amendment Evaluation Page 1 of 4
RANDOLPH COUNTY PLANNING & ZONING
STAFF REPORT AND MAP AMENDMENT EVALUATION APPLICATION #2022-00002478
GENERAL INFORMATION
Applicant: Mike and Darlene Grochowski
Property Owner: Mike and Darlene Grochowski Hearing Type: Legislative Request: To appeal the decision of the Randolph County Planning
Board to deny their request to rezone 0.92 acres out of 6.59
acres at 4663 Peaceful Ln. The proposed Conditional Zoning
District would specifically allow a contractor’s storage yard as
per the site plan.
Current Zoning: RA – Residential Agricultural District
Requested Zoning: HC-CD – Highway Commercial – Conditional District Small Area Plan: None
Growth Management: Primary Growth Area
Watershed Overlay: Lake Reese Balance
Flood Plain Overlay: None
Airport Overlay: None
Location: 4663 Peaceful Ln Parcel Number: 7715697844
Parcel Size: 0.92 acres out of 6.59 acres
Staff Report and Map Amendment Evaluation Page 2 of 4
Existing Use: Single-family residential
SITE INFORMATION AND SURROUNDING LAND USES
Direction Adjacent Zoning Adjacent Land Use
North RA - Residential
Agricultural District Single-family residential
South RA - Residential
Agricultural District Single-family residential
East RA - Residential
Agricultural District Single-family residential
West RA - Residential Agricultural District Single-family residential
TRANSPORTATION INFORMATION
Information from North Carolina Department of Transportation:
No comments have been received from NC Department of Transportation.
ZONING INFORMATION
Zoning History: The Randolph County Planning Board held a public hearing
on October 4, 2022, and the Planning Board voted
unanimously to deny the rezoning request.
Proposed Zoning District Standards from the Randolph County Unified
Development Ordinance, Article 600, Section 613 (ex. Fencing, buffers, etc.):
HC: HIGHWAY COMMERCIAL DISTRICT
PURPOSE
The purpose of the Highway Commercial (HC) District is to provide a place in which
the principal use of land is for the retailing of durable goods, the provision of
commercial services to industrial areas, and the provision of services to tourists.
DIMENSIONAL STANDARDS FOR PRIMARY STRUCTURE
Lot size with a minimum of 100 ft. of State road frontage 40,000 sq. ft. Water Quality Critical Area: 80,000 sq. ft. Lot size with less than 100 ft. of State road frontage 5 acres
Lot width 100 ft. at building line
Staff Report and Map Amendment Evaluation Page 3 of 4
Front setback 35 ft. from any road right-of-way
Corner side setback 35 ft. from any road right-of-way
Side setback 10 ft. from any side property line Rear setback 30 ft. from the rear property line
DIMENSIONAL STANDARDS FOR ACCESSORY STRUCTURES
Road setback 20 ft. from any road right-of-way Property line setback 5 ft. from any property line
DIMENSIONAL STANDARDS NOTES
1. Lot areas and setbacks shall be increased if required by Randolph County Public Health. 2. Lot areas in designated Watershed and Protected Areas are controlled by the Randolph County
Watershed Protection Regulations. 3. Front yard setback shall be maintained on all road rights-of-way. 4. Minimum lot size requirements within Primary Growth Areas may be reduced to a minimum of 30,000 sq. ft. or 20,000 sq. ft. with public utilities. 5. Minimum lot size requirements within Rural Growth Areas are 3 acres. 6. Lots in major subdivisions within Rural Growth Areas must maintain a 1:4 ratio.
7. The minimum lot size requirements within the Natural Heritage Overlay are 6 acres. 8. Conditional Districts are identical to the general use districts except for site plans and individualized
development conditions are imposed only upon signed petition of all owners of the land to be included in the Conditional District.
STAFF ANALYSIS AND RECOMMENDATION
The Planning and Zoning Staff has reviewed this request finds that this request:
• Does not meet all technical requirements of both the Ordinance and the Plan;
• Is not consistent, reasonable, nor in the public interest; and
• Should be DENIED by the Randolph County Planning Board. The following policies from the Randolph County Growth Management Plan were
identified by the Technical Review Committee and Planning and Zoning Staff as supporting the above conclusion. Policy 4.2 Highway oriented commercial uses should be clustered along segments of
arterial streets and contain land uses that are mutually compatible and reinforcing in use
and design. They should be designed in a way that minimizes signage, access points and
excessive lengths of commercial strip development.
Consistency Analysis: The policy from the Randolph County Growth Management Plan
recognizes that “highway oriented commercial uses should be clustered along segments
of arterial streets . . .” In this instance, Peaceful Ln is a private drive and there will be
concerns over the maintenance of this road by the business and this use is not in harmony with the existing single-family and multi-family residences in the area.
Staff Report and Map Amendment Evaluation Page 4 of 4
Policy 4.3 Individual rural business or highway commercial rezoning decisions will depend upon the scale of the proposed development as it relates to the specific site and
location weighed against impacts to adjoin rural land uses.
Consistency Analysis: As previously stated, the access road to this property is a private drive and the maintenance of the road will be of interest of the property owners and the negative impacts this proposed business could have against the single-family and multi-
family residents in the immediate.
Reasonableness and Public Interest Analysis: The policies listed above illustrate how this request is not consistent with the Ordinance, the Plan, and applicable General Statutes. The parcel, more specifically the site plan, for this rezoning request does not
include the required fencing as required by the Ordinance so the safety and general
welfare of the community is not being considered and this request is not in the public interest.
PARCEL INFORMATION:
ZONING INFORMATION:
Zoning District 1: RA-RESIDENTIAL AGRICULTURAL DISTRICT
Zoning District 2:
Zoning District 3:
Specialty District: N/A
Watershed Name: LAKE REESE WATERSHED
Class A Flood Plain On Prop?: NO
Flood Plain Map #: Flood Plane Map #:
Total Permit Fee: $100.00
COMMENTS:
REQUESTED CHANGE:
The undersigned owner/applicant do hereby make application for a PROPERTY ZONING CHANGE as
allowed by the Randolph Couty Zoning Ordinance.
Area To Be Rezoned: 0.9200
Lot Size Indicator: ACRE(S)
Proposed Zoning District: HC-CD-HIGHWAY COMMERCIAL CONDITIONAL DISTRICT
Proposed Use(S): TO ALLOW A CONTRACTORS STORAGE YARD AS PER THE
SITE PLAN
Condition(S):
Applicant: GROCHOWSKI, MIKE & DARLENE
City, St. Zip: HIGH POINT, NC 27260
Address: 3814 PINEVIEW AVE
Owner: GROCHOWSKI, MIKE
Address: 3814 PINEVIEW AVE
City, St. Zip: HIGH POINT, NC 27260
Permit #: 2022-00002478
Parcel #: 7715697844
Date: 09/01/2022
Location Address: 4663 PEACEFUL LN TRINITY,
NC 27370
Permit Type Code: PZ 2
CONTACT NAME:GROCHOWSKI, DARLENE Contact Phone:336 259-3537
Acreage: Township:6.5900 19 - TRINITY
Subdivsion: Lot number:
Eric Martin
Authorized County Official Signature of Applicant:
APPLICATION FOR ZONING CHANGE Page: 1 of 1
- LOCAL TELEPHONE NUMBER -
Asheboro: (336) 318-6565 - Archdale/Trinity: (336) 819-3565 http://www.randolphcountync.gov
COUNTY OF RANDOLPH
Department of Planning & Zoning
204 E Academy St - PO Box 771 - Asheboro NC 27204-0771
APPLICATION FOR ZONING CHANGE
Grochowski Request Location Map
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1 inch equals 400 feet
Directions to site: 1004 N - (L) Millers
Mill Rd - (L) Peaceful Ln - Site on (R)
at end at 4663 Peaceful Ln.
Grochwoski Rezoning Request
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MILLERS MILL R D
The request is located in Lake Reese Watershed Area.
1 inch equals 400 feet
SUP for auto
repair (1999)
SUP for cellular
tower (2006)
Request
location
Legend
Parcels
Structures
Type
!(Multi-address Structure
!(Permanent Structure
!(Temporary Structure
!(Miscellaneous Structures
Roads
Streams
50 ft. Stream buffer
County zoning
Districts
RA
Grochwoski Rezoning Request
PEACEF
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MILL
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The request is located in Lake Reese Watershed Area.
1 inch equals 250 feet
Legend
Parcels
Roads
50 ft. Stream buffer
Grochowski Rezoning Request
Picture 1:
Existing residence
at request location.
Picture 2:
Request location.
Picture 3:
Adjacent
residence.
Picture 4:
Adjacent
Residence.
Picture 5:
Drive to request
location on right as
seen looking toward
Hillsville Rd.
Picture 6:
Request location to
the right as seen
looking toward
Sumner Rd.
COUNTY OF RANDOLPH CONSISTENCY DETERMINATION AND
FINDING OF REASONABLENESS AND PUBLIC INTEREST IN THE MATTER OF THE APPLICATION FOR REZONING BY MIKE AND DARELNE GROCHOWSKI REZONING REQUEST #2022-00002478
NORTH CAROLINA RANDOLPH COUNTY BOARD OF COMMISSIONERS According to North Carolina General Statutes § 160D and the Randolph County Unified Development Ordinance, the Randolph County Board of Commissioners finds that the
proposed zoning district map amendments to HC-CD - Highway Commercial - Conditional
District as described in the application of Mike and Darlene Grochowski are consistent with the Randolph County Unified Development Ordinance and the 2009 Randolph
County Growth Management Plan and are reasonable and in the public interest for the following reasons: 1. Determination of Consistency with the Growth Management Plan. A. Consistency with Growth Management Plan Map The Randolph County Growth Management Plan map for the southeast area shows the parcel to be rezoned in an area designated as Primary Growth Area
which generally lie along major transportation corridors and have access to urban
services. B. Consistency with Growth Policies in the Growth Management Plan Policy 4.2 Highway oriented commercial uses should be clustered along segments
of arterial streets and contain land uses that are mutually compatible and
reinforcing in use and design. They should be designed in a way that minimizes
signage, access points and excessive lengths of commercial strip development.
Consistency Analysis: The policy from the Randolph County Growth
Management Plan recognizes that “highway oriented commercial uses should be clustered along segments of arterial streets . . .” In this instance, Peaceful Ln is a private drive and there will be concerns over the maintenance of this road by the business and this use is not in harmony with the existing single-family and multi-family residences in the area.
Policy 4.3 Individual rural business or highway commercial rezoning decisions will depend upon the scale of the proposed development as it relates to the specific
site and location weighed against impacts to adjoin rural land uses. Consistency Analysis: As previously stated, the access road to this property is a private drive and the maintenance of the road will be of interest of the property owners and the negative impacts this proposed business could have against the
single-family and multi-family residents in the immediate.
2. Statement of Reasonableness and Public Interest Reasonableness and Public Interest Analysis: The policies listed above illustrate how this request is not consistent with the
Ordinance, the Plan, and applicable General Statutes. The parcel, more
specifically the site plan, for this rezoning request does not include the required fencing as required by the Ordinance so the safety and general welfare of the community is not being considered and this request is not in the public interest.
Adopted on October 4, 2022.
_____________________________________
Chair, Randolph County Board of Commissioners
ATTEST
_______________________________
Clerk to the Randolph County Board of
Commissioners
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF RANDOLPH COUNTY, NORTH CAROLINA
WHEREAS, a 0.92 acre parcel, having the Randolph County Parcel Identification Number of 7715697844 is currently zoned RA - Residential Agricultural District by Randolph County, North Carolina;
WHEREAS, the Randolph County Board of Commissioners has conducted a duly noticed public hearing on December 12, 2022 to consider the proposed rezoning on application number 2022-00002478, and all procedural requirements found in North Carolina General Statute 160D and the Randolph County Unified Development Ordinance have been satisfied;
WHEREAS, the Randolph County Board of Commissioners has found that the proposed rezoning is consistent with the Randolph County Unified Development Ordinance and the
Randolph County Growth Management Plan and is reasonable and in the public interest, and
the Randolph County Planning Board has adopted a separate statement to this effect; NOW THEREFORE, BE IT ORDAINED BY THE RANDOLPH COUNTY BOARD OF COMMISSIONERS THAT, the property is hereby rezoned to HC-CD - Highway Commercial
- Conditional District. The official Randolph County Zoning Map and the Randolph County
Growth Management Plan Map is hereby amended, if necessary, to reflect the same and this Ordinance shall become effective upon adoption. Adopted on October 4, 2022.
______________________________________
Chair, Randolph County Board of Commissioners ATTEST
_________________________________ Clerk to the Randolph County Board of
Commissioners
MOTION TO APPROVE
A CONDITIONAL DISTRICT REZONING
NORTH CAROLINA RANDOLPH COUNTY
BOARD OF COMMISSIONERS
“I make the motion to APPROVE this rezoning request to
rezone the specified parcel(s) on the rezoning application
and the Map Amendment Ordinance, 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 any and all agreed-upon revisions, also
incorporated into the motion and that the request is also
consistent with the Randolph County Growth Management
Plan.”
If making a second to the motion, please change to say, “I
second the motion . . .” and continue reading the rest of the
motion.
MOTION TO DENY
A CONDITIONAL DISTRICT REZONING
NORTH CAROLINA RANDOLPH COUNTY
BOARD OF COMMISSIONERS
“I make the motion to DENY this 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 any and all agreed-upon revisions, also
incorporated into the motion and that the request is not
consistent with the Randolph County Growth Management
Plan.”
If making a second to the motion, please change to say, “I
second the motion . . .” and continue reading the rest of the
motion.