09-26-2023 Meeting Minutes EDCEDC Minutes for September 26, 2023
Minutes of the PCEDC Regularly Scheduled Meeting
Person County EDC Board Room
303 S. Morgan St., Roxboro, NC 27573
September 26, 2023
Voting Board Members Present:
Mr. Donald Long-Vice Chairman Dr. Scott McKinney
Mr. Jay Poindexter The Honorable Gordon Powell
The Honorable Merilyn Newell Mr. Kenneth Perry
Voting Members Absent:
Mr. Phillip Allen-Chairman
Mr. Jody Blackwell
Ms. Sherry Clayton
Ex Officios Present:
Dr. Claudia Berryhill, Agricultural Representative
Dr. Pamela Senegal, PCC President
Mr. Brooks Lockhart, City Manager
Ms. Katherine Cathey, County Manager
Ex Officios Absent:
Dr. Rodney Peterson, PCS Superintendent
ED Staff Present: Others Present:
Ms. Brandy Lynch, Director Mr. George Willoughby
Ms. Briana Whitt, ED Specialist (Minutes) Ms. Sherry Wilborn
Dan Craig, CPA Ms. Julie Maybee
Mr. Jimmy Flythe
Ms. Beth Townsend
Mr. Chris Bowley
Ms. Lauren Johnson
EDC Welcome and Invocation:
At 4:00p.m., Mr. Donald Long called the meeting to order.
The Honorable Gordon Powell gave the invocation.
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EDC Minutes for September 26, 2023
Approval of Minutes:
Mr. Donald Long recognized The Honorable Merilyn Newell for the approval of the
January 17, 2023, July 25, 2023, and August 22, 2023 minutes.
A motion made, seconded, and unanimously approved to approve the January 17, 2023,
July 25, 2023, and August 22, 2023 meeting minutes.
Motion: Scott McKinney Second: Jay Poindexter
Duke Energy Presentation:
Mr. Long introduced Ms. Townsend to the board and guests. Ms. Townsend proceeded
to give handouts to the board, she stated that she was also joined by Mr. Flythe who is
Ms. Townsend's supervisor of her position, and a couple of other counties. Duke is a
dual-state system and their focus is providing reliable and affordable energy to the 4.5
million retail customers in North and South Carolina. In August Duke Energy put forth
the Carbon Plan Integrated Resource Plan for the CPIRP. Ms. Townsend stated that Duke
Energy needs to have all of the technologies to make going forward possible with the
energy needs that are here in North Carolina and South Carolina.
Duke Energy is going with a replace before retiring philosophy, so before retiring the
coal plants in Person County they would like to have a different energy source available.
Duke is proposing a hydrogen-capable natural gas plant, wanting to help the county
maintain its tax base, workforce and etc. Duke Energy has proposed a hydrogen-capable
natural gas plant to be located here in Person County at the Roxboro plant. Want to
make sure they can offer cleaner technology, stay up to date with the energy needs in
the community, reliable and affordable for all of the customers. Went ahead and
submitted the pre-paperwork for the request of the natural gas plant, and that also
included a small modular reactor nuclear in Stokes County. The final paperwork will be
submitted in January.
Dr. Berryhill questioned what would happen to the current plant and whether it would be
torn down. Mr. Flythe made the room aware that in some scenarios they do close the
plants down and have demolition companies come in and clean up the sites, which
might be a future location for a solar or another type of plant in the future. Laws are
placed to where there are 30 years of monitoring for the coal ash cleanup.
Mr. Powell mentioned a few major concerns and wants Duke Energy to stay in Person
County. Mr. Powell also thanked Duke Energy for keeping the board and the public
informed and thanked Chris for planning and zoning for developing the plans going
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EDC Minutes for September 26, 2023
forward. Mr. Flythe stated that 49% of our energy comes from nuclear power, between
North and South Carolina, which is a clean source of energy. Ms. Townsend made an
announcement that Duke Energy has donated fifty thousand dollars to help with small
business grants, the Chamber has the application on their website until now through
November.
Townsend’s presentation will be included with the minutes.
UDO Presentation:
Mr. Bowley starts off by stating that in 2021 the city and the county adopted a joint
comprehensive claims plan, which was required by the state at the time. Consolidates are
taking a list of ten ordinances and turning it into one complex document. Adjust the use
table as part of the effort, trying to create legally conforming uses, so when something is
developed, especially new development it meets all of the standards such as the state
and national standards.
Trying to respect existing land uses, protect property rights, and take the perspective of
the property and land owners. Updating language to the ordinance and anticipating new
land uses as well, there is an option for a technical review committee in the development
review process. They do not down zone properties that would impact the existing
property.
One of the biggest concerns that came out of the meeting was the rural conservation
zoning district, traditionally in Person County has been to catch all zoning districts about
all land use permitted in the RC currently. When land uses are not defined in definitions
it leaves a lot for subjectivity. RC is having a planning board meeting on the 19th of
October and welcomes any comments or changes to the handout and or document.
Dr. Senegal questions if there was any consideration given to social districts with setting
aside certain streets with festivals to reduce the permitting for those types of events. Mr.
Bowley stated that a lot of that is based on density and intensity, encouraging that to
show in a downtown zone in traditional neighborhoods within the city of Roxboro.
Dr. McKinney asked for an example of a plan building group. Mr. Bowley stated that
there is only one in the county as of right now. If you are running cluster folks together
it's best to have the utilizes and density to do it wrong, the wrong use in the wrong
location. Which matches what a plan building group is. Counties are for preservation and
cities are more for density. Avoid sprawl and put it in the right place.
Dr. Berryhill questioned land becoming available and if it would be denied for a
development or subdivision to be built on the land. Mr. Bowley declared that typically
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EDC Minutes for September 26, 2023
they would come in a development program that would be reviewed, be looked at by
the pros and cons when it comes to the utilities, and best serve for the community.
Mr. Powell questioned the changing of the terminologist and titles and didn’t see it as
being restrictive. Mr. Bowley stated that there are tables and charts in the handout with
definitions, processes, and flowcharts for the path from start to finish and the timeline.
Ms. Lynch made the board aware that companies and projects want more updates and
more information about zoning and if the sites could be rezoned RC zoning. The
rezoning process is very short maybe a few months compared to six to eight months
with other counties.
Bowley’s presentation will be included with the minutes.
The Link to the Person County Unified Development Ordinance Draft is:
https://www.personcountync.gov/home/showpublisheddocument/16844/638297707219
030000
Director’s Report:
Ms. Lynch started off by updating the board about the North Park site visit on
September 13th with one of the contractors. There is one more study to be done with
ECS. Ms. Lynch also presented a few photos of the site. Encourages anyone to go out to
the site and view the progress.
October 24th meeting was discussed that Ms. Lynch would not be here, however, the
board did receive a request from Dominion Energy wanting to attend the meeting and
have a presentation. Lynch spoke with the chairman and asked the board to reconsider
changing the meeting date to October 18th.
Mr. Combs from RTRP contacted the county manager and Commissioner Powell several
months ago and asked that Ms. Lynch be able to attend the NEXT class in Chicago on
November 1st-3rd. RTRP did help with the majority of the cost for that, she is very
thankful and looking forward to it.
The new position is still in HR hands, Lynch has approved the new job description now
we are just waiting on the pay scale. Once done the position will be posted, the goal is to
have it posted continuously so Ms. Lynch can see applications as they come in.
Project requests are high over the last two weeks we have received over 10 projects.
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EDC Minutes for September 26, 2023
On October 9th-10th Ms. Lynch will be attending the NCEDA conference in Asheville.
WRAL campaign two of the three articles have been approved, the last article has already
been through the first draft and just needs to be approved by Ms. Lynch. The plan is to
run one article every two weeks, always be on WRAL, and always be accessible. Meeting
on Monday to go over the video script, and presentation.
Also, Lynch was honored to attend the Advance NC Launch along with Dr. Senegal and
Chairman Allen. Dr. Senegal described that Advanced NC is a workforce development
coalition between ten community colleges, five local development boards, and two
universities. It assists new projects coming to this region by retaining and training the
right amount of workforce.
Lynch’s presentation will be included in the minutes.
Member Comments:
Dr. Senegal stated that Piedmont Community College is waiting for the budget to be
approved. Also, the second week of eight week classes starts on October 18th.
Mr. Lockhart announced that the City of Roxboro is currently hiring for full-time
positions.
Ms. Cathey stated that the county is working on the process of debt with improvement
at Person High School, and has an agenda of items. The county will be taking on 13
million dollars worth of debt for that project. She also shared that our local library will be
become a passport acceptance facility.
Mr. McKinney greeted the board and gave out a handout in regard to the Mega site
Readiness Report and key observations. Person County was not one of the seven finalists
in the program, out of the seven sites only one of the sites was considered shovel-ready
and the only site that was publicly owned.
Next Meeting:
A motion was made, seconded, and unanimously passed to approve the next meeting
date to October 18, 2023 at 4:00pm.
Motion: Scott McKinney Second: Jay Poindexter
The next meeting is announced for Wednesday, October 18, 2023, at 4:00 p.m. in the
Person County EDC Boardroom, 303 S. Morgan St. Roxboro, NC 27573.
Adjournment:
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7
24 14 6
32
4 4 13 11
61
10 18 31
5
63
58
40
36
34
36 27
50
38
37
43
49
45
34
1
4
1
4
3
5
3
3
1
1
2
3
4
2
0
20
40
60
80
100
120
Permit Activity
SFD (Single Family Dwelling)Bldg (No-mods)Modular Homes3.70%
3.20%3.20%
3.60%
3.10%3.10%
2.80%
2.90%
3.00%
3.10%
3.20%
3.30%
3.40%
3.50%
3.60%
3.70%
3.80%
August 2023 Unemployment Rates
Person County Demographic Report
$824.00
$1,715.00
$1,016.00
$1,259.00
$1,389.00
$922.00
$828.00
$1,575.00
$989.00
$1,159.00
$1,239.00
$887.00
$843.00
$1,666.00
$1,039.00
$1,207.00
$1,409.00
$908.00
$894.00
$1,682.00
$1,075.00
$1,235.00
$1,445.00
$924.00
$0.00 $1,000.00 $2,000.00 $3,000.00 $4,000.00 $5,000.00 $6,000.00 $7,000.00
Caswell County
Durham County
Granville County
North Carolina
Orange County
Person County
Average Weekly Wage 2022
Q1 Q2 Q3 Q4
$-
$5,000,000.00
$10,000,000.00
$15,000,000.00
$20,000,000.00
$25,000,000.00
July 2023 Net
Collections
July 2022 Net
Collections
August 2022
Net
Collections
September
2022 Net
Collections
October
2022 Net
Collection
November
2022 Net
Collection
December
2022 Net
Collections
January 2023
Net
Collections
January 2022
Net
Collections
February
2022 Net
Collections
March 2023
Net
Collections
March 2022
Net
Collections
April 2023
Net
Collections
April 2022
Net
Collections
May 2023
Net
Collections
May 2022
Net
Collections
June 2023
Net
Collections
June 2022
Net
Collections
Sales Tax Person Caswell Orange Durham Granville
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Duke Energy Corporation | P.O. Box 1009 | Charlotte, NC 28201-1009 | www.duke-energy.com
24-hour media line: 800.559.3853
Aug. 17, 2023
Duke Energy files updated Carbon Plan to serve the growing energy
needs of a thriving North Carolina
▪ Maintains “all of the above” strategy calling for a diverse deployment of
new technologies supported by the North Carolina Utilities Commission in
its 2022 Carbon Plan
▪ Proposes new advanced nuclear at Belews Creek, new hydrogen-capable
natural gas facilities at Roxboro and Marshall, plus significant increase in
renewables and storage
▪ Retires coal by 2035; achieves carbon neutrality by 2050, as required by
North Carolina’s clean energy law under least-cost and reliability mandates
CHARLOTTE, N.C. – Duke Energy today filed a new resource plan to advance the
company’s energy transition while prioritizing reliability and affordability – one designed
to help maintain North Carolina’s status as the nation’s top state for economic
development.
The Carbon Plan Integrated Resource Plan (CPIRP) builds on the trajectory of the
North Carolina Utilities Commission’s (NCUC) 2022 Carbon Plan, which established a
least-cost path to meet the carbon dioxide emissions reduction targets of House Bill
951, North Carolina’s clean energy law.
In the updated proposal, Duke Energy has identified new infrastructure needed to meet
unprecedented growth in the Carolinas and to take the place of retiring coal plants:
advanced nuclear at Belews Creek (Stokes County) and hydrogen -capable natural gas
plants at Roxboro (Person County) and Marshall (Catawba County). The plan also
significantly increases solar, storage and wind compared to the 2022 proposal,
maintaining the “all of the above” strategy supported by the NCUC.
“This plan delivers a path to cleaner energy without compromising grid reliability,
affordability or the energy demands of a growing region,” said Kendal Bowman, Duke
Energy’s North Carolina president. “We project exponential growth, far beyond what has
already made us the top state for business, so we’ve charted an ambitious road map for
meeting that need while protecting reliability and affordability for our customers.”
Reducing carbon while accommodating growth
Between economic development success, population growth and increased adoption of
electric vehicles, energy use by Duke Energy customers in the Carolinas is projected to
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Duke Energy News Release 2
grow by around 35,000 gigawatt-hours over the next 15 years – more than the annual
electric generation of Delaware, Maine and New Hampshire combined.
To accommodate this, the CPIRP includes three core energy portfolios for the NCUC to
review and ensure a pathway to carbon reduction that is least-cost and maintains equal
or greater reliability than customers have today. The three portfolios reach HB 951’s
interim 70% carbon reduction target by 2030, 2033 and 2035, respectively, utilizing the
flexibility given to the NCUC under state law to protect reliability and encourage advanced
nuclear and wind. All three portfolios reach carbon neutrality by 2050.
“We’ve already made tremendous progress in the energy transition, retiring two-thirds of
our aging coal plants in the Carolinas and reducing emissions by 46% since 2005,” said
Bowman. “Now we’re proposing specific new generation at existing plant sites, leveraging
our current infrastructure, transmission system and workforce to save customers money
while supporting job creation and tax base in these communities.”
Diverse mix of resources to reliably meet growth
The new plan maintains Duke Energy’s commitment to exit coal by 2035. To meet the
significant increase in projected energy demand, all three proposed portfolios are more
ambitious in pace and scale than the 70% by 2030 portfolio from the company’s 2022
Carbon Plan proposal.
The company has recommended a “near-term action plan” based on the least-cost,
least-risk portfolio. Activities in that plan would facilitate the following new resources:
• Solar – 6,000 megawatts (MW) by 2031
• Battery storage – 2,700 MW by 2031
• Hydrogen-capable natural gas – 5,800 MW by 2032, which includes replacing
coal retirements at Roxboro (Person County) and Marshall (Catawba County)
• Wind – 1,200 MW onshore by 2033; preserve option of 1,600 MW offshore for
2033 or later
• Pumped-storage hydro – 1,700 MW by 2034 at Bad Creek Hydro in Oconee
County, S.C., serving both states
• Advanced nuclear – 600 MW by 2035, partially replacing coal retirements at
Belews Creek (Stokes County) and one other existing plant location to be
determined
For perspective, 1 MW of dispatchable generation such as nuclear or natural gas can
power 800 homes; 1 MW of solar or wind must be backed up by 1 MW of another on-
demand resource (such as natural gas or storage) that is not dependent on the weather.
Duke Energy’s industry-leading energy efficiency and demand response options –
voluntary programs that incentivize customers to reduce their energy use and save
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Duke Energy News Release 3
money – will help keep the need for new resources as low as possible. Energy savings
from these programs are projected to increase seven-fold over the next 15 years.
Stakeholder input critical to the process
Duke Energy held five stakeholder engagement meetings over a four-month period on
technical, complex issues involving resource planning. More than 100 individuals,
representing a diverse group of organizations that included customers, environmental
advocates, community leaders and other industries, attended these virtual sessions.
The presentation materials and Q&A from these engagement sessions , as well as
additional documents and links related to the Integrated Resource Plan (IRP) process,
can be viewed on Duke Energy’s IRP website. These technical sessions were
augmented by environmental justice conversations in North Carolina that will continue
with local community outreach in the months ahead for communities where new
infrastructure is proposed.
More public input ahead
Today’s filing in North Carolina begins a public regulatory process at the NCUC that
involves the evaluation of thousands of pages of testimony and data from the company,
other parties to the proceeding and the input of customers. The NCUC will hold public
hearings before issuing its final CPIRP order by the end of 2024.
The same resource plan was also filed in South Carolina on Aug. 15. Regulators there
will independently conduct their own proceedings to consider the IRP and are expected
to issue an order in mid-2024.
The plan will be checked and adjusted every two years, incorporating technology
advances, updated cost forecasts and applicable federal funding to ensure ongoing
affordability and reliability for customers.
Duke Energy Carolinas/Duke Energy Progress
Duke Energy serves nearly 3.7 million households and businesses in North Carolina
through two utilities, Duke Energy Carolinas (central and western North Carolina,
including Charlotte, Durham and the Triad) and Duke Energy Progress (central and
eastern North Carolina plus the Asheville region).
Duke Energy Carolinas owns 19,500 megawatts of energy capacity, supplying electricity
to 2.8 million residential, commercial and industrial customers across a 24,000-square-
mile service area in North Carolina and South Carolina. Duke Energy Progress owns
12,500 megawatts of energy capacity, supplying electricity to 1.7 million residential,
commercial and industrial customers across a 29,000-square-mile service area in North
Carolina and South Carolina.
Duke Energy (NYSE: DUK), a Fortune 150 company headquartered in Charlotte, N.C.,
is one of America’s largest energy holding companies. Its electric utilities serve
8.2 million customers in North Carolina, South Carolina, Florida, Indiana, Ohio and
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Duke Energy News Release 4
Kentucky, and collectively own 50,000 megawatts of energy capacity. Its natural gas
unit serves 1.6 million customers in North Carolina, South Carolina, Tennessee, Ohio
and Kentucky. The company employs 27,600 people.
Duke Energy was named to Fortune’s 2023 “World’s Most Admired Companies” list and
Forbes’ “World’s Best Employers” list. More information is available at duke-energy.com.
The Duke Energy News Center contains news releases, fact sheets, photos and videos.
Duke Energy’s illumination features stories about people, innovations, community topics
and environmental issues. Follow Duke Energy on Twitter, LinkedIn, Instagram and
Facebook.
###
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2023 Carolinas Resource Plan
A reliable path to a cleaner future
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| 2
Resource planning for a dual-state system
Duke Energy owns more than 33 GW of power
generating capacity across our 53,200 square
mile service territory serving 4.5 million retail
customers in the Carolinas
Energy needs are growing across the Carolinas,
placing new demands on the system even as we
transition to cleaner energy sources.
As we make our transition, we must protect
reliability and affordability for customers.
Planning must meet the energy and policy needs
of both North Carolina and South Carolina.
Carolinas Service Territory
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A growing state. A growing demand for electricity.
Spring 2023 Forecast
Load Forecast in 2022 Analysis (Fall 2021 Forecast)
Forecasted Annual Energy Consumption
8% (13 TWh)
increase in 2030
11% (19 TWh)
increase in 2035
Duke Energy’s load growth is projected to
surge by around 35,000 gigawatt-hours in
the next 15 years –more than the annual
electric generation of Delaware, Maine and
New Hampshire combined.
Drivers for demand growth
•Economic development successes
•Population growth
•Electric vehicle infrastructure needs
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New resources proposed by Jan. 1, 2035
4
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Near-Term Action Plan
5
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Keeping the clean energy transition reliable
•Transitioning out of coal by 2035,
even as energy needs grow
•Taking a “replace-before-retire”
approach to reliably transition
•Natural gas will play an important
role, especially in the near term
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Coal Retirement Assumptions (Beginning-of-year basis)
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Annual CO2 Emissions by Core Portfolio, Combined Carolinas System
8
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Improving Fleet Diversity While Meeting Customer Needs
Coal Natural Gas Nuclear Solar Other Renewables Onshore Wind Storage Grid Edge
2024 2030 2035
Capacity
(% GW)
Energy
(% TWh)
43.4 GW 52.4 GW 67 GW
162 TWh 175 TWh 190 TWh
•Based on the P3 Core Portfolio23 of 67
What does this meanfor Person County?
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Proposed generation –Person County Energy Complex (Person County, NC)
11
The Asheville combined cycle plant is similar
technology as the proposed natural gas plant in
Person County.
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Natural Gas Combined Cycle generation
12
The new plant proposed for
Roxboro will be hydrogen-
capable, allowing for carbon-
free generation once integration
of that fuel source is
commercially and
technologically viable by 2050.
Natural gas-generated energy emits half the
carbon emissions of coal.26 of 67
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Key Takeaways
The Carolinas Resource Plan delivers a path to cleaner energy without compromising grid
reliability, affordability or the energy demands of a growing region.
We remain committed to thoughtfully transitioning out coal by 2035, using a “replace-before-retire”
approach that ensures reliable, dispatchable capacity is in place and operational before an
equivalent amount of generating capacity is retired.
Our proposed near-term plans include a diverse mix of solar, wind, advanced nuclear, hydrogen-
capable natural gas, as well as battery and pumped hydroelectric storage.
A diverse energy mix is essential to retiring coal plants and delivering increasing amounts of
renewable energy and storage on the grid.
The carbon plan regulatory process before the NCUC is a public process includes public hearings,
customer input, and thousands of pages of data that be reviewed by regulators.
A final order on the plan is expected by the end of 2024.
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1
400 Clarice Avenue
Suite 130
Charlotte, NC 28204
(800) 650-3925
(704) 933-5990
(704) 933-6160 fax
www.benchmarkplanning.com
MEMO
To: Person County Planning & Zoning Department
From: Benchmark Planning
Date: 5-25-2023
RE: Draft Person County Development Ordinance Summary
Below is a summary of each section of the draft Development Ordinance, the origin of previous
regulations, and a brief summary of changes.
ARTICLE 1: PURPOSE & AUTHORITY
Development
Ordinance
Section #
Topic Previous Ordinance
Title
Previous
Ordinance
Section
Number
Summary of Changes
1.1 Title Planning Ordinance
& Subdivision
Ordinance
Art. II &
Sec. 10
Ordinances combined into
single development ordinance
1.2 Purpose of
Development
Ordinance
Planning Ordinance
& Subdivision
Ordinance
Sec. 11 &
Sec. 13
Combined zoning and
subdivision purposes
1.3 Authority Planning Ordinance
& Subdivision
Ordinance
Sec. 10 &
Sec.11
Combined zoning and
subdivision purposes with
statutory references
1.4 Zoning Map Planning Ordinance Sec. 153-1 Zoning Map adopted by
reference
1.5 Applicability Planning Ordinance
& Subdivision
Ordinance
Art. V &
Sec. 14,
Sec. 60
Person County jurisdiction.
Bona fide farms exempt.
1.6 Abrogation &
Separability
Planning Ordinance Art. XV No change
1.7 Conformance with
Adopted Plans and
ROW Dedication
Subdivision
Ordinance
Sec. 12-1 New with statutory reference
and reference to Joint
Comprehensive Land Use Plan
and CTP
1.8 Vested Rights Planning Ordinance Sec. 150-1 Statutory references to
duration of approval.
Exhibit B: UDO Summary of Revisions Memorandum
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2
References to extended vested
rights and development
agreements.
1.9 Effective Date Planning Ordinance Art. XVI Date to be entered upon
approval. Repeal and
replacement of previous
ordinances.
ARTICLE 2: ADMINISTRATION & ENFORCEMENT
Development
Ordinance
Section #
Topic Previous Ordinance
Title
Previous
Ordinance
Section
Number
Summary of Changes
2.1 Purpose n/a n/a Sets forth purpose of Article 2.
2.2 Administrator &
Administrative Staff
Planning Ordinance Sec. 140 Statutory references to
establishment, conflict of
interest, and duties. Appointed
by County Manager.
2.3 Technical Review
Committee
n/a n/a Established to assist
administrator with more
complex reviews and to
coordinate review to assist
applicant.
2.4 Planning Board 1967 Ordinance n/a Re-established with statutory
references, duties, conflict of
interest.
2.5 Board of Adjustment n/a n/a Re-established with statutory
references, duties, conflict of
interest.
2.6 County Board of
Commissioners
n/a n/a Establishes duties as it relates
to Development Ordinance.
Statutory reference to conflict
of interest
2.7 Enforcement Planning Ordinance
& Subdivision
Ordinance
Sec. 142 &
Sec. 77
Statutory updates for violations
enforcement procedures.
ARTICLE 3: DEFINITIONS
Development
Ordinance
Section #
Topic Previous Ordinance
Title
Previous
Ordinance
Section
Number
Summary of Changes
3.1 Purpose n/a n/a Explains purpose of Definitions
Article
3.2 Interpretation Planning Ordinance,
Subdivision
Ordinance, et. al.
n/a Consolidates the interpretation
sections of all previous
ordinances.
3.3 Acronyms &
Abbreviations
n/a n/a Provides meaning of common
acronyms and abbreviations
used throughout ordinance
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3
3.4-3.11 General, Airport,
Watershed, Flood,
Sexually Oriented
Business, Wireless
Telecommunications,
and Sign Definitions
Planning Ordinance,
Subdivision
Ordinance, et. al.
n/a Consolidates all general
definitions with common
meaning from all previous
ordinances. Includes definitions
for terms and uses that have
been added. Provides
individual sections for
definitions that are specific to
an overlay, land use, or
structure type.
ARTICLE 4: REVIEW & APPROVAL PROCEDURES
Development
Ordinance
Section #
Topic Previous Ordinance
Title
Previous
Ordinance
Section
Number
Summary of Changes
4.1 Purpose,
Applicability, &
General Provisions
n/a n/a Section Heading
4.1.1 Purpose n/a n/a Sets forth purpose of Article 4.
4.1.2 Applicability n/a n/a Establishes applicability of
administrative, quasi-judicial,
and legislative review
processes.
4.1.3 Decision Types n/a n/a Explains administrative, quasi-
judicial, and legislative
proceedings with statutory
references.
4.1.4 General Provisions Planning Ordinance Sec. 150 Rearranged and provided
section titles: Applications,
Effect of Approval, & Effect of
Disapproval.
4.2 Administrative
Zoning Permit
Procedures
n/a n/a Section Heading
4.2.1 General Provisions
for Zoning Permits
Planning Ordinance Sec. 141-
1, Sec.
152-1
Added exceptions for Zoning
Permits. Watershed
requirements incorporated into
process by reference.
4.2.2 Right of Appeal Planning Ordinance 150-3 Reference to appeals
procedures.
4.2.3 Certificate of
Compliance
Planning Ordinance Sec. 141-2 Renamed from Permit of
Occupancy/Compliance.
4.2.4 Zoning Permit
Procedures for SFR,
TFR, and Accessory
Structures
Planning Ordinance Sec. 141-2 Added flow chart and step-by-
step procedures for single-
family, two-family, and
accessory structures with plot
plan.
4.2.5 Zoning Permit
Procedures for MFR
Planning Ordinance Sec. 80,
Sec. 81
Added flow chart and step-by-
step procedures for multi-
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and Non-residential
Development
family residential and non-
residential sites.
4.2.6 Zoning Permit
Procedures for Signs
n/a n/a Added flow chart and step-by-
step procedures for sign
permits referencing Article 7
requirements.
4.2.7 Performance
Guarantees for
Zoning Permits
Planning Ordinance Sec. 141-2 Moved performance
guarantees for zoning approvals
to separate section.
4.3 Subdivision
Procedures
n/a n/a Section Heading
4.3.1 Subdivisions Defined Subdivision
Ordinance
Sec. 16-1 Updated exemptions to match
statutory definition and
included additional exemptions
already listed in Subdivision
Ordinance.
4.3.2 Subdivision
Exemption
Subdivision
Ordinance
16-2 Changed term from exception
to exemption to more
accurately reflect that the
defined divisions are exempt
from subdivision regulation.
4.3.3 Minor Subdivision
Defined
n/a n/a Simplified subdivision types and
thresholds. Family subdivisions
have been removed, and all
divisions of 5 lots or less are
defined as a minor subdivision
and may use a private road.
4.3.4 Major Subdivision
Defined
n/a n/a Major subdivisions include all
divisions of more than 5 lots
with public road.
4.3.5 Minor Subdivision
Procedures
Subdivision
Ordinance
Sec. 21 Added flow chart and step-by-
step procedures for minor
subdivisions. Need to
determine if Voluntary
Agriculture District statement
will be included on plats.
4.3.6 Major Subdivision
Procedures
Subdivision
Ordinance
Sec. 30 Added flow chart and step-by-
step procedures for major
subdivisions. Separated process
into three phases: Preliminary,
Construction, Final. Concept
Plan changed to Preliminary
Plat for terminology more
consistent with other
jurisdictions. Voluntary
Agriculture District to be
included on plats.
4.3.7 Resubdivision
Procedures
Subdivision
Ordinance
Sec. 40 No changes
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4.3.8 Modifications &
Variations
Subdivision
Ordinance
Sec. 70-71 Clarifies approval authority as
Board of Commissioners acting
as a Board of Adjustment, with
recommendation from Planning
Board.
4.3.9 Disclosure of
Subdivision Road
Status
Subdivision
Ordinance
Sec. 50 Private roads only allowed for
minor subdivisions of 5 lots or
less. Standards to be in Section
6.6.
4.3.10 Filing of Plats Subdivision
Ordinance
Sec. 73 No changes. Previous
Subdivision Ordinance adoption
date referenced.
4.3.10 Appeals Subdivision
Ordinance
Sec. 78 References appeal procedures.
4.4 Quasi-judicial
Procedures
n/a n/a Section Heading
4.4.1 General Procedures n/a n/a Added flow chart and step-by-
step procedures for all quasi-
judicial requests in accordance
with statutes. Board of
Commissioners acts as a Board
of Adjustment for Special Use
Permits. Plan submittal
requirements added to Step 2.
Public Notice to follow statutes
in Step 4.
4.4.2 Appeal Provisions Planning Ordinance Sec. 159 Added statutory provisions
regarding appeals.
4.4.3 Variance Provisions Planning Ordinance Sec. 157 Added statutory provisions
regarding variances and
matched findings to statutes.
Referenced Watershed
Variances in Section 6.2 & 6.3.
4.4.4 Special Use Permit
Provisions
Planning Ordinance Sec. 155 Added statutory provisions
regarding variances. Board of
Commissioners acts as a Board
of Adjustment.
4.5 Legislative
Procedures
n/a n/a Category Heading
4.5.1 General Procedures Planning Ordinance Sec. 153 Added flow chart and step-by-
step procedures for all
legislative requests in
accordance with statutes (will
fix flow chart arrows later).
Planning Board holds
advisory/courtesy hearing to
provide recommendation to
Board of Commissioners
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4.5.2 Ordinance Text
Amendment
Provisions
Planning Ordinance Sec. 153 Reference legislative review
process and adoption by
ordinance.
4.5.3 Zoning Map
Amendment
Provisions
Planning Ordinance Sec. 153 Reference legislative review
process, Conditional Districts,
and updating the Zoning Map.
4.5.4 Conditional District
Provisions
Planning Ordinance Sec. 154 Statutory references for
Conditional Districts.
4.5.5 Vested Rights
Provisions
Planning Ordinance Sec. 158 Reference legislative review
process and statutory
references.
4.5.6 Development
Agreements
Planning Ordinance Sec. 156 Reference legislative review
process and statutory
references.
ARTICLE 5: ZONING DISTRICTS AND USES
Development
Ordinance
Section #
Topic Previous Ordinance
Title
Previous
Ordinance
Section
Number
Summary of Changes
5.1 Purpose Statutory Reference n/a Statutory authority to divide
county into zoning districts
5.2 Interpretation of
District boundaries
Planning Ordinance Sec. 50 No changes
5.3 Base Zoning Districts Planning Ordinance Sec. 70 Intent of Rural Conservation
District revised to match
recommendations of adopted
Comprehensive Plan.
Neighborhood Business and
Highway Business districts
renamed to avoid confusion
with Roxboro districts.
5.4 Conditional Districts Planning Ordinance Sec. 70-2 No changes
5.5 Overlay Districts Planning Ordinance 70-1(E),
30-4
Watershed Protection Overlay
consolidated.
5.5.1 Airport Overlay Planning Ordinance 90, 91 No changes
5.5.2 Watershed
Protection Overlay
Planning Ordinance 30-4 Incorporated all watersheds
into a watershed protection
overlay with different zones.
(Overlay development
standards are located in Article
6.)
5.6 Permitted Uses Planning Ordinance App. C Classified uses into categories.
Consolidated similar uses into
same designation. RC district
and GI district uses updated to
reflect recommendations of
adopted Comprehensive Plan.
Commercial uses in RC district
limited to major intersections.
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Retail uses grouped based on
size. New manufactured home
parks not permitted.
5.7 Supplemental
Requirements for
Certain Uses
Planning Ordinance App. C
(notes)
Grouped supplemental
requirements by use categories.
5.7.1 Agricultural Uses Planning Ordinance Article 4 Added statutory references for
agriculture and bona fide farms.
5.7.2 Residential Uses n/a n/a Category heading
5.7.2.2 Accessory Structure,
Residential
Planning Ordinance Sec. 60-5,
60-6A, 60-
6B, 60-6C
Manufactured homes, trailers,
vehicles, shipping containers
cannot be used for storage. Up
to 2 RV/campers per acre can
be stored on lot, not to exceed
5.
5.7.2.2 Dwelling, Accessory Planning Ordinance 60-7 Accessory dwelling size limited
to 50 percent of principal
dwelling. Camper/RV can be
used for up to 90 days.
5.7.2.3 Dwelling, Accessory
(temporary
construction
camper/RV)
Planning Ordinance App. C
(note 7A)
Camper/RV can be used for up
to one year while principal
dwelling is under construction.
5.7.2.4 Dwelling, Accessory
(temporary hardship
manufactured home)
Planning Ordinance App. C
(note 4)
No change
5.7.2.5 Dwelling, Family
Care Home
Planning Ordinance App. B,
App. C
From NCGS 160D-906
5.7.2.6 Home Occupation Planning Ordinance App. C
(note 1)
No change
5.7.2.7 Manufactured
Home, Class A
Planning Ordinance App. C
(note 6)
Added HUD standards date
(1976).
5.7.2.8 Manufactured
Home, Class B
Planning Ordinance App. C
(note 3)
Added HUD standards date
(1976).
5.7.2.9 Residential
Development Sales
Office (temporary)
n/a n/a Temporary residential
development sales offices are
permitted
5.7.3 Civic, Government &
Institutional Uses
n/a n/a Section Heading
5.7.3.1 Accessory Structures
with Civic,
Government,
Institutional Principal
Use
Planning Ordinance Sec. 60-5,
60-6A, 60-
6B, 60-6C
Accessory structure standards
for use category added.
5.7.3.2 School Mobile Unit,
Temporary
n/a n/a Temporary school mobile units
are permitted for 5 years,
renewable for 5 years
5.7.4 Recreation &
Entertainment Uses
n/a n/a Section Heading
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5.7.4.1 Accessory Structures
with Recreation &
Entertainment
Principal Use
Planning Ordinance Sec. 60-5,
60-6A, 60-
6B, 60-6C
Accessory structure standards
for use category added.
5.7.4.2 Campgrounds/RV
Park
Planning Ordinance 155-2 Added maximum length of stay
and internal drive standards.
5.7.4.3 Lodging (vacation
rental/whole-house
lodging
n/a n/a Reference to NCGS Chapter
42A. Regulations added.
5.7.4.4 Sexually Oriented
Businesses
Ordinance
Regulating Sexually
Oriented Businesses
in Person County
Whole
Ordinance
(minus
redundant
language)
Zoning/Special Use Permit
instead of license process.
5.7.5 Office & Service Uses n/a n/a Category heading
5.7.5.1 Office, Retail &
Service Uses in RC
District
n/a-Implements
recommendation of
Comprehensive Plan
n/a Uses in this category that are
listed as “Permitted” in the RC
district must be located within
1,000 feet of an intersection of
major/minor thoroughfares
5.7.5.2 Accessory Structures
with Office, Retail, &
Service Principal Use
Planning Ordinance Sec. 60-5,
60-6A, 60-
6B, 60-6C
Accessory structure standards
for use category added.
5.7.5.3 Construction Office
(temporary)
Planning Ordinance App. B,
App. C
Temporary construction offices
allowed during permitted
construction projects.
5.7.5.4 Itinerant Retail Uses n/a n/a Temporary vendors are
permitted for up to 120 days
per calendar year at a single
location.
5.7.5.5 Yard/Garage/Estate
Sales
n/a n/a Sale of household goods
permitted a site for not more
than 24 days in a calendar year.
5.7.6 Industrial,
Warehousing,
Transportation, &
Utility Uses
n/a n/a Section Heading
5.7.6.2 Accessory Structures
with Industrial,
Warehousing,
Transportation, &
Utility Principal Use
Planning Ordinance Sec. 60-5,
60-6A, 60-
6B, 60-6C
Accessory structure standards
for use category added.
5.7.6.2 Industrial, Heavy &
Light
Planning Ordinance App. C
(note 2)
Previous regulations provided
nothing more than a category,
prohibition of acetylene gas and
explosives and buffer
requirement. The industrial
additions section should not be
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different than additions to
other uses. NAICS codes for
each category are now listed.
5.7.6.3 Junkyards and
Automobile
Graveyards
Ordinance
Regulating
Automobile
Graveyards and
Junkyards in Person
County
Whole
Ordinance
(minus
redundant
language)
Junkyards are more limited to
commercial districts, subject to
specific requirements.
5.7.6.4 Power/Utility
Systems, Solar
Energy
Person County Solar
Energy System
Ordinance
Whole
Ordinance
(minus
redundant
language)
No major changes
5.7.6.5 Water Dependent
Structure
Person-Caswell Lake
Authority
n/a Approval required on Hyco Lake
prior to Zoning Permit.
5.7.6.6 Wireless
Telecommunications
Towers, Support
Structures
n/a n/a Added for compliance with
NCGS Chapter 160D, Article 9,
Part 3. Permitted based on
height.
ARTICLE 6: DEVELOPMENT STANDARDS
Development
Ordinance
Section #
Topic Previous Ordinance
Title
Previous
Ordinance
Section
Number
Summary of Changes
6.1 General
Development
Standards
Subdivision Regs.
Planning Ordinance
Sec. 53
Sec. 73-2,
Sec. 80
Simplifies building group
review. Clarifies that one house
and accessory structures are
allowed on a lot (including an
accessory dwelling)
6.2 Density and
Dimensional
Standards
n/a n/a Category Heading
6.2.1 General
Development
Standards
Subdivision Regs. Sec. 53-4 Provided guidance on how to
measure sight distance,
structure heigh, setbacks, and
density with diagrams.
6.2.2 Density &
Dimensional Table
To implement
recommendations of the
Comprehensive Plan, at the
recommendation of the
Steering Committee, reduced
RC district to a density of 0.2
DUA (or 1 dwelling unit per 5
acres) for major subdivisions
and 0.5 DUA (or 1 dwelling per
2 acres) for minor subdivisions.
Adjusted lot size with water or
sewer to be 20,000sf. Adjusted
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lot size with water and sewer to
be 10,000sf and increased lot
width to 50ft.
6.2.3 Exceptions to
Dimensional
Standards
Planning Ordinance Sec. 72
notes
Added Health Department
requirement for setback from
Hyco & Mayo Lakes.
6.2.4 Conservation
Development
Planning Ordinance Sec. 74 Previously called cluster
development
Identification of conservation
areas added to the process.
6.2.5 Flexibility in
Administration
n/a n/a Permits the Administrator to
make minor 10% adjustments
to dimensional standards (not
overall density).
6.3 Environmental &
Open Space
Standards
n/a n/a Section Heading
6.3.1 Purpose &
Applicability
N/A N/A Describes intent of Section 6.3
6.3.2 Watershed Overlay
Standards
Planning Ordinance
(Watershed Ord.)
Sec. 30 No proposed changes to
standards (state law).
Conservation Development
referenced instead of Cluster.
Board of Adjustment acts as
Watershed Review Board.
6.3.3 Falls Watershed
Overlay Standards
Planning Ordinance
(Falls Stormwater
Ord.)
Sec. 31 No proposed changes to
standards (state law). Review
procedures integrated into
Development Review Process of
Article 4 – Review of Falls
Stormwater is supplement to
process. “Design Manual” refers
to NCDEQ Stormwater Design
Manual online. Same variance
procedures as other
watersheds-BOA as Watershed
Review Board.
6.3.4 Flood Damage
Prevention
Standards
Flood Damage
Prevention
Ordinance
All No proposed changes (state law
with local options). Floodplain
Development Permit
supplement to Article 4
development review process.
6.3.5 Open Space
Standards
Planning Ordinance Sec. 74-7,
Sec. 80-
2(D)
No open space required for
densities under 1 DUA. Pulled
from NC Model Conservation
Ordinance and NC Conservation
Subdivision Handbook. Open
space must be classified.
Options provided for open
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space ownership &
maintenance.
6.4 Landscaping &
Screening Standards
Planning Ordinance Sec. 72
(Buffers)
Applicable to new development
and expansion of 25% or more.
6 types of landscaping. 2 types
of buffer yards-non-industrial
and industrial. Planting
composition simplified. Street
yard landscaping (10ft). Trees
around large parking lots.
Building yard landscaping based
on building size. Screening of
waste receptacles and
mechanical equipment. One
tree for each front yard in
major subdivisions. Landscaping
installation and maintenance
standards with Plant List.
6.5 Parking & Access
Standards
Planning Ordinance Sec. 80-1
(B),
Sec. 81-
2.1 (11),
Sec. 110
Dimensions provided based on
aisle direction and angle. Min.
parking spaces, front and side
yard parking, driveways, & ADA
spaces must be paved –
everything else can be gravel.
Curb & gutter is required for
parking lots of more than 50
spaces. Min. number of parking
spaces based on use categories,
Max. number of spaces-125% of
min. Parking connectivity
required. Loading area and
driveway requirements added.
6.6 Infrastructure
Standards
n/a n/a Section Heading
6.6.1 Purpose &
Applicability
n/a n/a Applies to new development
and expansions of 25% or more
6.6.2 Conformance with
Comprehensive
Transportation Plan
General Statute
Reference
136-66.2 Reference to conformance with
Person-Roxboro CTP
6.6.3 Road Standards n/a n/a Section Heading
6.6.3.1 Designation of Roads
as Public or Private
Subdivision Regs. Sec. 50 Adjust threshold for public
roads to match minor
subdivision threshold. Private
roads allowed for minor
subdivisions up to 5 lots.
6.6.3.2 Minimum
Construction and
Design Standards for
Public Roads
Subdivision Regs. Sec. 51,
Sec. 52
NCDOT requirements adopted
by reference.
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6.6.3.2 Minimum
Construction and
Design Standards for
Private Roads
Minimum
Construction
Standards for Private
Roads Manual
All Private Road Standards
simplified-50 ft R-O-W, 20 feet
of paved or gravel surface.
6.6.7 Stormwater
Management
Standards
State Requirement
Reference
NCDOT
NCDEQ
Reference to NCDOT’s
Guidelines for Drainage Studies
and Hydraulic Design and
NCDEQ’s Stormwater Best
Management Practices, unless
otherwise specified in a
Watershed Protection Overlay.
6.6.8 Grading Standards State Requirement
Reference
NCDEQ General Grading Standards
added with reference to NCDEQ
Sedimentation and Erosion
Control.
6.6.9 Utility and Easement
Standards
Subdivision Regs. Sec. 56,
Sec. 57
Reference to City of Roxboro
utility extension standards for
developments proposing to use
public water and/or sewer.
6.6.10 Fire Protection
Standards
Planning Ordinance,
State Requirement
Reference
80-2 (F &
G), 81-2.1
(24)
Reference to NC Fire Code
6.6.11 Lighting Standards Planning Ordinance
Subdivision Regs.
80-2 (8),
81-2.1
(12)
56-5
Basic lighting standards
proposed to limit glare and light
trespass onto adjacent
properties.
6.6.12 Solid Waste
Collection
N/A N/A Provisions added for solid waste
collection location and
screening for non-residential
and multi-family residential
development.
ARTICLE 7: SIGN STANDARDS
Development
Ordinance
Section #
Topic Previous Ordinance
Title
Previous
Ordinance
Section
Number
Summary of Changes
7.1 Purpose &
Applicability
Planning Ordinance Sec. 120,
Sec. 121,
Sec. 122
Modifications to remove
regulation of content to comply
with Reid v. Town of Gilbert, AZ
US Supreme Court Case
7.2 General Provisions n/a n/a Section Heading
7.2.1 Sign Area Planning Ordinance Sec. 131 Provisions added for multiple
faced and three-dimensional
signs. Diagram provided.
7.2.2 Sign Height Planning Ordinance Sec. 131 Provision added to allow
decorative finials/spires to
extend up to 2 feet above sign
height. Diagram provided.
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7.2.3 Sign Setbacks
(in general)
n/a n/a Signs shall not be located in a
street right-of-way without an
encroachment or agreement
from NCDOT or in accordance
with NCGS 136-32.
7.2.4 Sign Illumination
(in general)
Planning Ordinance Sec. 130,
Sec. 132
Sign illumination next to
residential uses limited.
7.2.5 Removal of Signs
Authorized
n/a n/a Administrator or designee may
remove signs from R-O-W or
public property .
7.2.6 Removal of
Discontinued Signs
n/a n/a Signs for business or
organizations that are no longer
located on the site shall be
removed.
7.2.7 Maintenance and
Upkeep of Signs
Planning Ordinance Sec. 133 Provision added to remove
signs that are structurally
unsafe.
7.2.8 Nonconforming Signs Planning Ordinance Sec. 134 Reference to Section 8.5 in
Nonconformities Article.
7.3 Temporary Signs Planning Ordinance Sec. 123 Section overhauled to comply
with Reid v. Town of Gilbert, AZ
US Supreme Court Case. Four
freestanding temporary sign
types. Two building mounted
temporary sign types.
7.4 Permanent On-
Premise Signs
n/a n/a Section Heading. Compliance
with City of Austin V. Reagan
National Advertising verified.
7.4.1 Building Signs Planning Ordinance Sec. 124 Varied sign requirements
depending on zoning district
(increasing size with increase in
district intensity).
7.4.2 Freestanding Signs Planning Ordinance Sec. 124
Varied sign requirements
depending on zoning district
(increasing size with increase in
district intensity). Added
requirement for turf,
landscaped area, and
protection from vehicles.
Setback distance at least the
distance of sign height.
7.4.3 Comprehensive Sign
Plan
Planning Ordinance Sec. 124 Changed required Special Use
Permit to an option for larger
planned developments if design
variations are needed.
7.5 Off-Premise Outdoor
Advertising Signs
(Billboards)
Planning Ordinance Sec. 128 Side setback changed to height
of sign. Compliance with NCGS
160D-912, NCGS Chapter 136,
Article 11 and City of Austin V.
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14
Reagan National Advertising
verified.
7.6 Off-Premise
Directional Signs
Planning Ordinance Sec. 129 Compliance with City of Austin
V. Reagan National Advertising
verified.
7.7 Prohibited Signs Planning Ordinance Sec. 132 List expanded to cover glare,
obstruction, placement on
public property and utilities
infrastructure, and obscene
signs. Roof signs, festooned
signs, and inflatable signs are
prohibited/limited to openings.
ARTICLE 8: NONCONFORMITIES
Development
Ordinance
Section #
Topic Previous Ordinance
Title
Previous
Ordinance
Section
Number
Summary of Changes
8.1 Purpose &
Applicability
Planning Ordinance Sec. 100,
Sec. 101-3
Sec. 102-1
No change
8.2 Nonconforming Lots Planning Ordinance Sec. 101 No change
8.3 Nonconforming Uses
& Structures
Planning Ordinance Sec. 101 Land use classifications replace
districts to determined
intensity.
8.4 Nonconforming
Manufactured
Homes & Parks
Manufactured Home
Park Ordinance
n/a Nonconforming manufactured
homes on individual lots may
only be replaced with
conforming ones. Only existing
manufactured home parks may
be continued or expanded. No
new manufactured home parks
are permitted. Subdivisions
with manufactured homes on
individual lots are permitted in
accordance with permitted uses
table.
8.4 Nonconforming
Development Sites
n/a n/a Provides a 25% expansion
threshold to bring parking
landscaping, and infrastructure
into compliance to the greatest
extent possible given site
constraints.
8.5 Nonconforming Signs Planning Ordinance Sec. 134 Discontinued nonconforming
signs must be removed within
180 days. Nonconforming
temporary signs must be
removed within 60 days of
ordinance adoption.
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Person County
Unified Development Ordinance (UDO)
OVERVIEW OF LAND DEVELOPMENT REGULATIONS
43 of 67
UDO Amendments –Purpose
❑In 2022,Benchmark Planning (Benchmark)was contracted to
create a Unified Development Ordinance (UDO)
❑Consolidates 10 ordinances into 1 unified document
❑Implements the 2021 adopted Comprehensive Plan (Comp Plan)
recommendations &guiding principles
❑Updates Person County land development regulations to be
compliant with current state &federal laws
1.Planning Ordinance
2.Subdivision Regulations
3.Minimum Construction Standards for Private Roads
4.Falls Watershed Stormwater Ordinance for New Development
5.Limit Height of Objects Around Person County Airport
6.Mobile Home Park Ordinance
7.Ordinance Regulating Sexually Oriented Businesses
8.Ordinance Regulating Automobile Graveyards &Junkyards
9.Solar Energy System Ordinance
10.Flood Damage Prevention Ordinance
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UDO Amendments –Document Preparation
❑Benchmark provided the attached summary memorandum of changes
❑Benchmark established a Steering Committee represented by the Board of Commissioners, Planning
Board, Economic Development Commission, citizens, development community, & County Planning staff
❑Steering Committee reviewed each section & provided input directly to Benchmark
❑Public participation provided with ample review time through various options (web, hard copies, & PDF)
❑Upon UDO adoption, the final draft will be accessible on the web for public use
❑UDO recommended to be reviewed every 5 years to keep current (i.e. changes to General Statutes,
development patterns, economic development goals, etc.)
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UDO Amendments –Overview
❑Does consolidate, organize, index, & remove inconsistencies within existing ordinances
❑Does make regulations clear, understandable, & easy to follow
❑Does reduce ambiguity & provides more detailed standards for land uses
❑Does use graphics, tables, definitions, & flow-charts to be more clear
❑Does provide a simple numbering system with a table of contents per section
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UDO Amendments –Overview
❑Does adjust the Permitted Use Table to create legally conforming uses
❑Does align the Permitted Use Table & standards per section, with each use defined
❑Does streamline the permit application & development review process
❑Does promote property maintenance, which reduces the need for Code Enforcement
❑Does rename B-1 to HB (Highway Business) & B-2 to NB (Neighborhood Business)
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UDO Amendments –Overview
❑Does respect existing land uses, economic development, & development rights
❑Does take the perspective of the property owner for application & land use
❑Does increase land use compatibility by locating existing & future uses into
appropriate zoning districts
❑Does update language to ordinances & defines/anticipates new land uses
❑Does add a Technical Review Committee (TRC) within the development review
process, when needed
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UDO Amendments –Overview
❑Does not rewrite ordinances in their entirety
❑Does not amend the County’s Official Zoning Map or administratively rezone property
❑Does not change property boundaries or zoning district boundaries
❑Does not down-zone properties that impacts existing property rights
❑Does not create district-wide legally non-conforming uses that limits alteration
❑Does not depend upon Variances or transfer of development rights (TDRs)
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UDO Amendments –Summary
❑The UDO has been anticipated to bring land use ordinances together to be more user-friendly
& understandable
❑The UDO makes the permitting process more predictable, more efficient, & less ambiguous
❑The UDO brings Person County land use regulations into compliance with state & federal laws
to ensure that land use actions are legally permissible & physically feasible
❑The UDO both protects existing development rights & encourages economic investment into
Person County, while focusing on stabilizing & increasing land values
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UDO Amendments –Questions?
Thank You
51 of 67
Proposed Person County Energy Complex
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Proposed CCGT Facility
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North Carolina
Existing Roxboro Steam Station
Units 3 and 4
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52 of 67
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EDPNC Megasite Readiness Program Report May 2023
Analysis of Selected Data in Report vs. Person County Megasite
prepared by Dr. Scott McKinney, CPA
Links:
JLL Re or! htt ps: // ed p n c. co m/w p-co n tent/upload s/20 23/05 /EDP NC-Mega site-Read in e ss-P rog ram-Re port-May-20 23. pd f
hi! s://accessnc.nccommerce.com/DemoGra hicsRe orts/ dfs/Commulin •Profiles/
Methodolog,· (per page 9 of JLL Report)
"II should be noted Iha! local developers were no! asked to provide labor information with their site proposal submissions. Instead. the JLL
team performed an independent labor anal,·sis for each site submilled. The resulls of Iha! analysis "·ere used for the desktops reviews and
for rank ordering the sites, as described belo\\·. Labor availability was the only site criteria that the JLL team allached an absolute minimum
requirement lo. If a site did no! meet that minimum requirement, ii was eliminated."
Note:
Key Obsenatiou I:
"Labor availabili!Y was the only site criteria that the JLL team allached an absolute minimum requirement lo. lf a
site did not meet that minimum re uirement. it ,ms eliminated."
Person County site was eliminated by JLL yet it is one or five megasites actively promoted on the ED PNC
website. Link: hit s://ed nc.com/me asites/
Analysis of labor availabilitY question based on information for chosen sites in JLL report and related additional data from publicly available sources. Person County details used by JLL in the course
of their review "·ere not irovided in the ublic re ort.
Data Source:
JLL Determination of
/'vlegasile
Best Potential
Best Potential
Sho,·el-Readv
Best Potential
Best Potential
Best Potential
Best Potential
eli111i11ated by .I LL
ba..-ed 011 labor
lll'llil11bi/ity
Megasite County
Brunswick
Cumberland
Edgecombe
Nash
Pill
Ro\\·an
Wilson
Person
JLL Report
Publically O,rned?
No
unclear
Yes
unclear
unclear
unclear
unclear
No
Projected # of
Labor Availability employees
(population) available for ne"·
project
210.000 1.000 • 2.000
245.000 1.000 -2.000
200,100 2000
142,000 1,500
112 000 1,000
367,000 to 3.500
322.000 1,000 -3,000
estimate derived estimate derived
for comparison = for comparison =
166.828 1,600
NCACC County Map Book NC Commerce Commutinu Reoorts
% residents Estimated Resident live and Worker innow Resident outnow Net now working in county Population (2023) work in county
63.6% 157,537 16.674 12.280 26.414 14.134
87.9% 345.250 54,158 46.472 42.137 4 335
52,3% ___Al,)22 4.2.&L 7 688 14052 tu.3M)
66.7% 95.428 15.869 22.315 20.702 1.613
8(,.5% 172,005 39.521 32.421 26.660 5,761
60.7% 150.169 19 725 25.133 35.238 (10,105)
72.0% 77.313 13 649 18.691 16.908 1,783
54.2% 39,681 4,115 4,493 10,821 (6,328)
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