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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 MILL E R S M I L L R D PE A C E F U L L N E D G E F A R M L N 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 !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( PE A C E F U L L N E D G E F A R M L N 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 ULL N E D G E F A R M L N MILL E R S M I L L R D 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.