11-13-2025 Agenda Packet PBPERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street, Suite B
Roxboro, North Carolina
27573
PERSON COUNTY PLANNING BOARD
Person County Office Building, Room 215
MEETING AGENDA
November 13, 2025
7:00 P.M.
A.CALL TO ORDER / DETERMINATION OF QUORUM
B.CONFLICT OF INTEREST AVOIDANCE REMINDER & DECLARATIONS
C.DISCUSSION ITEMS
1.Petition TA-15-25 – Amend the Variance standards to be in accordance with State Law NCGS 160D.
2.Petition TA-16-25 – Amend the Planning Ordinance to Delete Section 150-2-(2.) – waiting period for
reapplications to be in accordance with State Law.
3.Petition TA-17-25 – Amend the Planning Ordinance Section 72 Landscaping and Buffers.
4.Petition PB-11-25 – Amend the Planning Board Rules and Procedures
5.Petition TA-18-25 – Amend the Planning Ordinance by moving Appendix A (Interpretations of Terms
and Definitions), Appendix B (Definitions), Appendix C (Permitted Use Table) and Subdivision
Regulations into the Ordinance.
D.APPROVAL OF MINUTES
1.Minutes of October 9 and 16, 2025
E.OTHER BUSINESS AND ANNOUNCEMENTS
1.Information session on NCGS 160D, Planning, and Zoning.
F.ADJOURNMENT
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street, Suite B
Roxboro, North Carolina 27573
Agenda Item: C 1 - 5
Requested By: Nishith Trivedi, Planning and Zoning Director
I. Background
The Person County Planning and Zoning Department has conducted an initial review of the Planning Ordinance,
Subdivision Regulations, and Planning Board Rules and Procedures to ensure full compliance with North Carolina
General Statute (NCGS) Chapter 160D and to integrate best practices observed across similar counties throughout
North Carolina.
This review identified several opportunities to improve consistency, modernize standards, and enhance the
efficiency and transparency of the County’s land use regulations. The following text amendments and procedural
updates are proposed to align with statutory requirements, streamline administration, and better serve the public
interest.
II. Purpose
The proposed amendments are intended to:
• Ensure conformity with NCGS 160D requirements.
• Simplify and clarify existing regulations for easier use and interpretation.
• Strengthen environmental protection and land use compatibility through improved buffer standards.
• Enhance procedural efficiency, public accessibility, and transparency in Planning Board operations.
• Consolidate and reorganize the Planning Ordinance for improved readability and administrative
management.
Collectively, these updates reflect the County’s ongoing commitment to responsible growth management,
environmental stewardship, and efficient governance.
III. Proposed Amendments
• Petition TA-15-25 – Variance Regulations Update
This amendment updates and restructures the variance provisions to ensure full compliance with NCGS 160D-
705. It simplifies the variance process, eliminates redundant language, and clarifies the standards of review.
These improvements will enhance consistency, transparency, and defensibility in variance decisions by the
Board of Adjustment.
• Petition TA-16-25 – Removal of Reapplication Waiting Period
This amendment removes the reapplication waiting period found in Section 150-2-(2.) of the Planning
Ordinance. The change aligns with NCGS 160D and removes unnecessary administrative barriers, allowing
applicants to reapply without delay when appropriate, promoting flexibility and equitable review.
• Petition TA-17-25 – Landscaping and Buffer Enhancements
This amendment revises Section 72: Landscaping and Buffers to strengthen land use separation, improve
environmental performance, and support water quality protection. Drawing on best practices from other
North Carolina counties, the updates promote the use of native vegetation, sustainable stormwater practices,
and improved buffer standards to reduce impacts between incompatible uses and enhance overall site design.
• Petition PB-11-25 – Planning Board Rules and Procedures Amendment
This amendment updates the Planning Board Rules and Procedures to improve efficiency, consistency, and
transparency. Proposed revisions streamline agenda preparation, remove duplication of Planning Ordinance
content, and clarify operational procedures such as voting, meeting conduct, and agenda management. These
updates enhance both the effectiveness of meetings and public understanding of Board processes.
• Petition TA-18-25 – Ordinance Consolidation and Reorganization
This administrative amendment consolidates Appendix A (Interpretations of Terms and Definitions), Appendix
B (Definitions), Appendix C (Permitted Use Table), and the Subdivision Regulations into the main body of the
Planning Ordinance. The intent is to create a integrated, accessible, and more navigable development
document. The amendment updates the Table of Contents and page references for consistency but makes no
substantive regulatory changes.
IV. Analysis
These updates collectively advance the County’s goal of maintaining a clear, consistent, and modern planning
framework. They ensure that all regulatory tools—from variance procedures to buffer standards—are legally
compliant, easy to interpret, and capable of supporting sustainable development.
Additionally, consolidating the Ordinance and refining Board procedures will reduce redundancy, improve
accessibility, and increase efficiency in day-to-day administration.
V. Staff Recommendation
The Planning and Zoning Department recommends scheduling a public hearing for each petition—TA-15-25, TA-
16-25, TA-17-25, PB-11-25, and TA-18-25—to be held at the next regularly scheduled Planning Board meeting.
Conducting these public hearings will allow for:
• Formal presentation and discussion of each proposed amendment.
• Public review and comment as required by NCGS 160D.
• Consideration and recommendation by the Planning Board to the Board of County Commissioners.
VI. Action Requested
Staff respectfully requests that the Planning Board authorize public hearings for each of the proposed
amendments (TA-15-25, TA-16-25, TA-17-25, PB-11-25, and TA-18-25) to be held at the next regularly scheduled
meeting.
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street, Suite B
Roxboro, North Carolina 27573
Item C.1. Petition TA 15-25 – Text Amendment - Variance Standards
SECTION 157 - ZONING VARIANCES (Amended 5/3/21)
157-1 When unnecessary hardships would result from carrying out the strict letter of the Planning Ordinance, the
Board of Adjustment shall vary any of the provisions of the ordinance upon a showing that all of the standards set
out in this section have been met. No change in permitted uses may be authorized by variance. Appropriate
conditions may be imposed on any variance, provided the conditions are reasonably related to the variance.
Granting of a variance shall be consistent with the spirit, purpose, and intent of the zoning ordinance, shall not
endanger public safety, and welfare. The variance shall also serve as a watershed protection permit and shall expire
if a building permit is not obtained within six (6) months of approval.Any other ordinance that regulates land use
or development may provide for variances consistent with the provisions of this subsection.
157-2 SUBMISSION OF PETITIONS- Petitions for zoning variances shall be submitted to the Planning and Zoning
Department for review according to the adopted Board of Adjustment yearly schedule. The petition shall include
the following:
1. A completed Variance Application demonstrating containing the following:
a. That special conditions and circumstances exist which are peculiar to the land, structure, or
building involved, and which are not applicable to other lands, structures or building in the same
district;
b. That literal interpretation of the provisions of this ordinance would deprive the applicant of rights
commonly enjoyed by other property owners in the same district under the terms of this
ordinance;
c. That the hardship is not the result of the applicant's own action;
d. That granting the variance requested will not confer on the applicant any special privilege that is
denied by this ordinance to other lands, structures, or building in the same district;
e. That if the applicant complies with the provisions of the ordinance, he can secure no reasonable
use of his property;
That granting of the variance will be in harmony with the general purpose and intent of this
ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public
welfare.
a. A description of the alleged hardship created by the strict application of the ordinance.
b. The particular or unique condition or nature of the property that are not common in the
neighborhood or to the general public.
c. The party responsible for the action leading to the hardship, if known, and any relationship to that
part of the applicant or property owner.
d. Use Variances are prohibited by North Carolina General Statute 160D-705(d).
2. A site plan, prepared by a North Carolina registered land surveyor, engineer, or architect. The site plan,
drawn to scale, shall depict the following:
a. The boundary of the lot(s) to be developed labeled with bearings and distances, total gross land
area, location of easement(s), utilities, adjacent road name(s) and number(s);
b. Name of project, property owner and applicant, vicinity map, north arrow, scale, date of plan
preparation and subsequent revisions dates;
c. Location and approximate size of all existing and proposed buildings and structures within the site;
d. Clear depiction of the variance requested. Limited to Setback and other dimensional requirements
as specified in the Ordinance for that zoning district
Each petition shall be accompanied by a fee to defray the cost of advertising and other administrative costs
involved.
157-3 BOARD OF ADJUSTMENT PUBLIC HEARING
a) After submission of a completed application, the Zoning Administrator will schedule a public hearing for
the Board of Adjustment in accordance with the Board of Adjustment published meeting schedule on file
in the Planning and Zoning Department. The Zoning Administrator shall give notice of a public hearing on
the application. A notice of such public hearing shall be published once in a newspaper of general
circulation in Person County. Said notice shall be published not less than ten (10) days and not more than
twenty-five (25) days prior to the date established for such public hearing. The Zoning Administrator will
be responsible for mailing written notices to all property owners within 500’ of the property including the
applicant. The Zoning Administrator shall require that notice be posted on the land subject to the
application. The applicant shall post the notice on weatherproof signs supplied by the Planning and Zoning
Department, one sign per each road frontage and no more than 25’ from the street right-of-way. Signs
must be clearly visible from the street and designate “Zoning Proposal Pending” with the phone number
of the Planning and Zoning Department.
The Board of Adjustment shall consider the application at a quasi-judicial hearing. This hearing shall be used to
gather competent, material, and substantial evidence to establish the facts of the case. Testimony heard shall be
under oath. In granting the variance, the Board of Adjustment shall find the following:
1. That special conditions and circumstances exist which are peculiar to the land, structure, or
building involved, and which are not applicable to other lands, structures or building in the same
district;
2. That literal interpretation of the provisions of this ordinance would deprive the applicant of rights
commonly enjoyed by other property owners in the same district under the terms of this
ordinance;
3. That the hardship is not the result of the applicant's own action;
4. That granting the variance requested will not confer on the applicant any special privilege that is
denied by this ordinance to other lands, structures, or building in the same district;
5. That if the applicant complies with the provisions of the ordinance, he can secure no reasonable
use of his property;
6. That granting of the variance will be in harmony with the general purpose and intent of this
ordinance, and will not be injurious to the neighborhood, or otherwise detrimental to the public
welfare.
1. Unnecessary hardship would result from the strict application of the ordinance. It is not necessary
to demonstrate that, in the absence of the variance, no reasonable use can be made of the
property.
2. The hardship results from conditions that are peculiar to the property, such as location, size, or
topography. Hardships resulting from personal circumstances, as well as hardships resulting from
conditions that are common to the neighborhood or the general public, may not be the basis for
granting a variance. A variance may be granted when necessary and appropriate to make a
reasonable accommodation under the Federal Fair Housing Act for a person with a disability.
3. The hardship did not result from actions taken by the applicant or the property owner. The act of
purchasing property with knowledge that circumstances exist that may justify the granting of a
variance is not a self-created hardship.
4. The requested variance is consistent with the spirit, purpose, and intent of the ordinance, such that
public safety is secured and substantial justice is achieved.
b) In addition to the above grounds for granting variances, the Board of Adjustment may grant a variance
when it finds that the grant of the requested variance will cause no significant hazard, annoyance or
inconvenience to the owners or occupants of nearby property, will not significantly change the character
of the neighborhood or reduce the value of nearby property, will not impose any significant cost burden
upon the county and will not create any significant obstacle to implementation of the zoning plan
evidenced by this ordinance or the adopted development plan of Person County.
c) In granting any variance, the Board of Adjustment may prescribe appropriate conditions and safeguards
to ensure that substantial justice has been done and that the public safety and welfare has been assured.
Such conditions may be imposed by the Board regarding the location, character, and other features of the
proposed building, structure, or use as may be deemed by the Board to protect property values and
general welfare of the neighborhood. Nonconformance with such conditions and safeguards, when under
part of the terms under which the variance is granted, shall be deemed a violation of this ordinance.
d) The Board of Adjustment, by a vote of four-fifths of its members, may approve variances. The findings of
fact and conclusions of law shall be established in writing upon the Board’s determination. This document
shall be approved by the Board and signed by the chair or other duly authorized member of the Board. A
quasi-judicial decision is effective upon filing the written decision with the clerk to the Board or such other
office or official. The decision of the Board shall be delivered within a reasonable time by personal delivery,
electronic mail, or by first-class mail to the applicant, landowner, and to any person who has submitted a
written request for a copy prior to the date the decision becomes effective (N.C.G.S. 160D-406).
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street, Suite B
Roxboro, North Carolina 27573
Item C.2. Petition TA 16-25 – Text Amendment – Delete Waiting Period
150-2 Whenever the Board of Commissioners or Board of Adjustment disapproves a petition from a member of
the public (i.e., appeal, request for a special use permit, variance, request for an interpretation, request for text or
official Planning Map Amendment, vested rights, etc.) on any basis other than the failure of the applicant to submit
a complete application, such action may not be reconsidered until a period of twelve months’ elapses, unless the
applicant clearly demonstrates that:
1. Circumstances affecting the property that is the subject of the application have substantially changed;
or,
2. New information is available that could not with reasonable diligence have been presented at a
previous hearing. A request to be heard on this basis must be filed with the Zoning Administrator
within the time period for an appeal to superior court. However, such a request does not extend the
period with which an appeal must be taken.
Notwithstanding items (1) and (2) listed above, the applicable Board, may at any time consider a new application
affecting the same property as an application previously denied. A new application is one that differs in some
substantial way from the one previously considered. This determination shall be rendered by the Zoning
Administrator within 30 days from the date of submittal. (Amended 8/5/96)
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street, Suite B
Roxboro, North Carolina 27573
Item C.3. Petition TA 17-25 – Text Amendment – Landscape and Buffer
LANDSCAPING AND BUFFERS
To mitigate health, safety, and welfare concerns, landscaping and buffers may be required as a condition of
approval for projects requiring a Special Use Permit.
For Industrial Uses located adjacent to or across any right of way from residential properties, a vegetative buffer
is required.
• For heavy industrial uses, the buffer shall be at least 150’ wide
• For light Industrial Uses, the buffer shall be at least 50’ wide
Buffers are meant to provide a visual separation between land uses that may not be compatible. The visual
separation need not be opaque, but adequate in the permit issuing authority’s finding to provide the necessary
protection to the less intensive use.
Buffers shall include at a minimum, evergreen shrubs and a combination of deciduous and evergreen trees.
• Every 500 square feet of buffer shall include one evergreen or deciduous tree that shall have a height and
spread of at least 30’ within 10 years; and,
• 5 evergreen shrubs, or 3 evergreen and 2 deciduous shrubs, with a height and spread of at least 5’ in 10
years.
• Existing vegetation may be counted toward the required plantings when identified on a landscape plan
and certified by an arborist, landscape architect, landscape designer. Plants identified for the buffer must
be protected from all land disturbing activities and construction at a distance equal to the drip line of the
plant(s) to be used toward the buffer.
Landscape plans shall be completed by a registered landscape architect or licensed landscape designer.
Granville County NC Caswell County NC Franklin County NC Macon County NC
Buffer
Purpose
The primary goal is to reduce nutrient pollution from
entering the water supply, particularly Falls Lake
To protect public health, safety, and welfare by
managing the potential negative impacts of high-
impact developments, such as aesthetic issues, noise,
odors, and water quality impacts.
The purpose of these rules is to protect water quality,
prevent sediment from entering waterways, and
manage stormwater.
The purpose of these rules is to protect water quality,
prevent sediment from entering waterways, and
manage stormwater.
Buffer
A 50-foot riparian buffer along streams and water
bodies. Zone 1 is 30 feet, immediately next to the
water must remain undisturbed. Zone 2 is the outer
portion, where vegetation can be managed,
according to the NC DEQ riparian buffer rules.
A undisturbed, vegetated areas adjacent to streams
and other surface waters with activities within the
buffers classified as Allowable, Allowable with
Authorization, Allowable with Mitigation, or
Prohibited, consistent with state standards and
requirements.
Same as Granville
30' vegetated buffer for all streams and water bodies.
Farming within critical watershed require 10' buffer.
Landscape
Purpose
Promote the health, safety, and welfare of the county
by ensuring consistent development, minimizing
environmental impact, and protecting local
character.
Landscaping
Specifically tied to: Comprehensive Plan, detail Site
Plan, Stormwater Management, Erosion Control and
Voluntary Agriculture Districts (VAD) No Countywide ordinance for landscaping
Site plans, especially for Special Use Permits, must
include details on landscaping, lighting, parking, and
drainage, applicable to all development except bona
fide farms and includes specific regulations on:
parking, noise, tree preservation, glair, heat, lighting,
drainage, and stormwater management checklist. CO
not issued till all requirements are satisfied.
Linked to Erosion and Sedimentation control, Flood
prevention and County's Voluntary Farmland
Preservation program.
Best Practice – Landscape Buffer by Level, District, and Detail
Buffers are typically established during the earliest stage of review—such as lot creation—once proposed uses
and densities align with applicable regulations. However, buffer requirements may be revised prior to the issuance
of a Zoning Compliance Permit if there are changes to factors such as zoning classification or development on
adjacent properties.
Applicability and Exemptions
This Subsection applies to any new building or structure requiring a Zoning Compliance Permit, Special Use Permit,
or Site Plan approval; any expansion of an existing building exceeding 5,000 square feet or 25% of its gross floor
area (whichever is less); and any new or expanded parking lot or accessory use exceeding 2,000 square feet or
10% in area (whichever is greater).
It does not apply to single-family dwellings or manufactured homes on existing lots, agricultural uses,
nonresidential uses adjoining other nonresidential uses within the same zoning district, interior renovations that
do not increase floor area, or changes of use without floor area expansion.
Buffer Location and Standards
Buffers must be located on commonly held open space or along the outer perimeter of a lot or parcel, extending
to the property boundary, and shall not be placed within public or private street rights-of-way.
Four buffer types (A–D) define varying widths, plant densities, and structural combinations. Requirements are
based on buffer width and the number of plant units per 100 linear feet. Any buffer meeting the applicable
standard may be used. Specific plant types and size classifications are detailed in the Administrative Manual.
Standards for Type A
Buffer Type Required Buffer
Width
Minimum # Plantings Required Per 100
Square Feet of Buffer
Structure Type
& Height
Required
A1
10 Feet
Large Trees 1
Not Required Small Trees or Large Shrubs 2
Mid-size or Small Shrubs 4
A2
15 Feet
Large Trees 0
Not Required
Small Trees or Large Shrubs 3
Mid-size or Small Shrubs 4
A3
20 Feet
Large Trees 0
Not Required Small Trees or Large Shrubs 5
Mid-size or Small Shrubs 0
Standards for Type B
Buffer Type Required Buffer
Width
Minimum # Plantings Required Per 100
Square Feet of Buffer
Structure Type
& Height
Required
B1 15 Feet
Large Trees 3
8-foot Fence Small Trees or Large Shrubs 0
Mid-size or Small Shrubs 0
B2 20 Feet
Large Trees 2
6-foot Fence Small Trees or Large Shrubs 4
Mid-size or Small Shrubs 0
B3 25 Feet
Large Trees 3
Not Required Small Trees or Large Shrubs 4
Mid-size or Small Shrubs 0
B4 30 Feet
Large Trees 3
Not Required Small Trees or Large Shrubs 0
Mid-size or Small Shrubs 16
B5
40 Feet
Large Trees 2
Not Required Small Trees or Large Shrubs 2
Mid-size or Small Shrubs 10
Fences in the Type B buffer shall be wood, metal, brick, masonry, or stone and are not required to
be opaque. Acceptable styles include picket, post and rail, alternating board, stockade, and pierced
or open block. The use of chain link with vinyl slats, vinyl,
galvanized or sheet metal are not acceptable.
At least 50% of the shrubs for Type B buffers shall be evergreen, based on the number of plants
required in the table
Standards for Type C
Buffer Type Required Buffer
Width
Minimum # Plantings Required Per 100 Square Structure Type &
Feet of Buffer Height Required
C1 25 Feet
Large Trees 3 8-foot Masonry
Wall or stockade
fence
Small Trees or Large Shrubs 6
Mid-size or Small Shrubs 0
C2 30 Feet
Large Trees 3 6-foot Masonry
Wall or stockade
fence
Small Trees or Large Shrubs 2
Mid-size or Small Shrubs 10
C3 40 Feet
Large Trees 3 5-foot Earthen
Berm Small Trees or Large Shrubs 7
Mid-size or Small Shrubs 12
C4 50 Feet
Large Trees 5 4-foot Earthen
Berm Small Trees or Large Shrubs 5
Mid-size or Small Shrubs 14
C5 60 Feet
Large Trees 4
Not Required Small Trees or Large Shrubs 7
Mid-size or Small Shrubs 34
Walls may be brick, concrete, concrete block with stucco finish, masonry, stone or a combination of these materials.
At least 50% of the shrubs for Type C buffers shall be evergreen, based on the number of plants
required in the table.
Berms shall have a slope not greater than the slope created in 3 horizontal feet with a 1-foot vertical
rise. The surface of the berm that is not planted with trees and shrubs shall be covered with grass,
perennial ground
cover, vines, and woody and herbaceous perennials, with mulch. Grass or other coverings shall be maintained in conformance with applicable Town of Hillsborough codes.
Standards for Type D
Buffer Type Required Buffer
Width
Minimum # Plantings Required Per 100 Square Structure Type &
Feet of Buffer Height Required
D1 100 Feet
Large Trees 8 5-foot Earthen
Berm Small Trees or Large Shrubs 13
Mid-size or Small Shrubs 34
D2 100 Feet
Large Trees 12
Not Required Small Trees or Large Shrubs 10
Mid-size or Small Shrubs 20
D3 100 Feet Large Evergreen Trees 20
Berms shall have a slope not greater than the slope created in 3 horizontal feet with a 1-foot vertical
rise. The surface of the berm that is not planted with trees and shrubs shall be covered with grass,
perennial ground
cover, vines, and woody and herbaceous perennials, with mulch. Grass or other coverings shall be maintained in conformance with applicable Town of Hillsborough codes.
Special Cases and Considerations
1. Utility and Solar Conflicts:
o Small trees may replace large trees where overhead power lines exist.
o Understory trees may replace canopy trees where needed to preserve solar access.
2. Use of Existing Vegetation:
o Existing plants that meet buffer standards may count toward required landscaping.
3. Planting and Layout Requirements:
o Evergreen trees and shrubs should be planted in clusters to improve survival.
o When a masonry wall is part of the buffer, a minimum 5-foot planting strip—containing
at least 15% of required plantings—shall be located between the wall and the higher-
intensity use to help reduce noise.
o All buffer areas must be seeded with grass or other non-invasive ground cover unless
such cover already exists.
Plant Material and Structure Substitutions
• Tree Substitutions:
o In Type B and C buffers, evergreen trees may fully replace deciduous trees of the same
size category.
o In Type A buffers, evergreen trees of the same size category may replace up to 50% of
required deciduous large trees, and all required deciduous small trees.
• Shrub Substitutions:
o Evergreen shrubs may replace deciduous shrubs in all buffer types without limitation.
• Structural Equivalents:
o Equivalent buffer structures may be used interchangeably where standards allow.
Special Circumstances Based on Adjacent Conditions
1. Vacant or Later-Developed Adjacent Land:
o If the required buffer between a developed site and vacant land is greater than what
would later be required once the adjacent land is developed, the subsequent
development may provide 50% of the required buffer.
o The existing use may expand into the original buffer area as long as the combined buffer
between both uses meets the requirements of the Buffer Table.
2. Adjacency to Interstates or Railroads:
o A 100-foot undisturbed buffer is required along any property line adjacent to an
Interstate or railroad right-of-way, regardless of the Buffer Table.
o If existing vegetation does not meet Type D buffer standards, additional plantings must
be provided to achieve compliance.
Exceptions:
o Public Road Separation: No buffer is required if a constructed public road lies between
the development site and the Interstate or railroad right-of-way.
o Previously Platted Buffers: Redevelopment of parcels with an existing, previously
required buffer may count that buffer as satisfying the Type D requirement.
o Existing Single-Family Parcels: No Type D buffer is required if the recorded plat did not
include a land-use buffer.
o Rail or Transit Facilities: Development or redevelopment of train stations, platforms,
walkways, or related passenger facilities are exempt from the 100-foot buffer
requirement.
3. Nonresidential Parcels on Arterial or Collector Streets:
o No buffer is required along street frontages classified as arterial or collector, unless
otherwise determined by the permit-issuing authority.
Use and Development Within Buffers
1. General Restrictions:
Buffers must remain free of development, impervious surfaces, or site features that do not
directly support buffer functions unless specifically permitted.
2. Fences:
Non-required fences may be installed within buffers if no canopy trees are removed and
disturbance to existing vegetation is minimized.
3. Utilities:
o New utility corridors are not permitted within buffers unless no reasonable alternative
exists.
o Utility crossings may occur at 60–90° angles when necessary.
o Utilities may run parallel to a buffer only if installed on the development side,
maintaining sufficient space to install the required A, B, or C buffer (per Buffer Table).
For Type D buffers, utilities must be placed as close to the property line as feasible with
the required buffer installed on the development side.
o When development occurs adjacent to an existing utility easement that is not being
modified or relocated, no new buffer is required; however, any existing vegetative, built,
or topographic buffer must be preserved.
4. Passive Recreation:
Buffers may accommodate passive recreation uses, such as pedestrian trails, provided that:
o No canopy trees are removed,
o The full buffer width is maintained, and
o Required buffer standards (width, plantings, and fencing) are preserved between the
trail and the adjoining use.
5. Prohibited Uses:
Buffers may not be used for playfields, swimming pools, tennis courts, active recreation areas,
material storage, parking, or any structures other than necessary utility equipment.
Ownership of Buffers
1. Residential Developments:
Buffers shall not be located within or owned by individual single-family lots. Instead, they must
be owned and maintained by a homeowners’ association or another approved entity
responsible for preserving the buffer and its landscaping. Buffers may also be located within
designated open space areas.
2. Nonresidential and Multifamily Developments:
Buffers may be owned either by the property owner or by a property owners’ association
responsible for their maintenance and preservation.
Maintenance of Buffers
1. Association-Owned Buffers:
When a buffer is owned by a property owners’ association, the development covenants must
require the association to maintain the buffer and include a buffer maintenance plan.
2. Individually Owned Buffers:
For properties where a buffer is required as a permit condition, the property owner is
responsible for its upkeep. Buffers will be inspected after the second growing season following
permit issuance and during any future development reviews to ensure ongoing compliance.
Required Buffer Placement
Required Buffer Table
Zoning
District
Adjacent Zoning
R R-C B-1 B-2 G-1 AP
R A B C C/D D
R-C A A B C C/D D
B-1 B B B C C/D D
B-2 C C C C C/D D
G-1 C/D C/D C/D C/D C/D D
AP D D D D D
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street, Suite B
Roxboro, North Carolina 27573
Item C.4. Petition PB 11-25 – Planning Board Rules and Procedures
PERSON COUNTY, NC
PLANNING BOARD
RULES OF PROCEDURE
PLANNING BOARD BYLAWS
1. General Rules
2. Officers and Duties
a. Clerk to the Planning Board
b. Appointments
c. Duties
3. Rules of Conduct
a. Integrity and Respect
b. Meeting Attendance
c. Conflict of Interest
4. Meetings
a. Regular Meetings
b. Special Meetings
c. Cancelation of Meetings
d. Notice
e. Quorum and Voting
f. Conduct of MeetingsAgenda and Packet
5. Applications and Public Hearings
a. Procedure for Filing Applications
b. Fees
c. Hearings
6. Conducting Meetings
a. Public Comments
c.b. Discussion and Motion
6.7. Adoption and Amendment
1. General Rules
a. The function of the Planning Board (referred to herein as “the Board” or “Board”) is to hold
legislative public hearings in order to determine requests made by The Planning Director, Board
of Commissioners or property owners in Person County for text amendments, rezonings,
conditional rezonings, and any other matters delegated to the Board under State law, local law,
and ordinance.
b. The Person County Planning Board shall be governed by the terms of Section 160D of the
General Statutes of North Carolina and by the terms of the Person County Planning Ordinance.
All members of the Board shall thoroughly familiarize themselves with these laws.
c. The Board, being a public body, shall at all times conduct meetings in conformity with the
applicable Open Meeting Law statutes.
2. Officers and Duties
a. Clerk to the Planning Board
i. The Planning Director or designee shall serve as the Clerk to the Planning Board. The
Clerk shall be responsible for the following:
1. Preparing all agenda packets for the Planning Board.
2. Ensuring that accurate minutes of the meeting are taken and reported.
3. Maintaining an archive of agendas and minutes for public review.
b. Appointments:
i. The board consists of seven (7) members. Membership on the Board shall be appointed
by the Person County Board of Commissioners.
ii. The terms of Board members are 3 years. Terms generally begin and end on June 30th. A
member’s term may be continued beyond 3 years if a successor member has not been
appointed. A Board member may also serve successive terms.
iii. Elections for Chairperson and Vice Chairperson will be held at the first regular meeting
in July of each year or the next scheduled meeting following the July meeting.
iv. Each Member shall, before beginning the duties of his or her position, take and
subscribe the oath of office prescribed in Article VI, Sec. 7 of the North Carolina
Constitution. The oath of office shall be administered by some person authorized by law
to administer oaths and shall be filed with the clerk to the board of commissioners.
v. After appointment by the Board of Commissioners and at either the Planning and
Zoning Department office or the first regular Planning Board meeting, the persons who
have been appointed to the Board shall take and subscribe the oath of office.
vi. A vacancy in the office of the Chair is filled by the Vice Chair for the balance of the
Chair’s term. The Board shall elect a Vice Chair at its earliest possible meeting.
vii. If a vacancy by any member on the Board occurs by reason of death, resignation, change
of residence, removal, or any other means the seat shall be filled by the Board of
Commissioners in an expeditious manner for the duration of the unexpired term.
c. Duties:
i. Chairperson: The Chair presides at all hearings/meetings, excuses members from
hearings as provided in these Rules, makes other decisions provided for in these Rules,
and determines all issues, or a process for deciding such issues, not governed by these
Rules. The Chairperson shall be elected by a majority vote of the membership of the
Board from among its regular members. His/her term of office shall be for one year and
until a successor is elected and the Chairperson shall be eligible for re-election. Subject
to these rules, the Chairperson shall decide upon all points of order and procedure,
unless directed otherwise by a majority of the Board in session at the time. The
Chairperson or a duly-authorized member of the Board shall sign the written decision of
the Board. The Chairperson shall appoint any committees found necessary to investigate
any matter before the Board.
ii. Vice-Chairperson: The Vice Chair serves as Chair in the Chair’s absence or incapacity.
The Vice Chairperson shall be elected by the Board from among its regular members in
the same manner and for the same term as the Chairperson. He/she shall serve as
acting Chairperson in the absence of the Chairperson, and at such times he/she shall
have the same powers and duties of the Chairperson.
3. Rules of Conduct
a. Integrity and Respect:
i. Planning Board Members must behave with respect toward all members of County
committees, County staff, the Board of Commissioners and the citizens of Person
County.
ii. Planning Board Members must always act in good faith for the betterment of Person
County, not for personal interest.
b. Meeting Attendance:
i. Members who know they will not be able to attend a meeting must notify the Planning
Director of their impending absence prior to the meeting.
ii. If a member fails to attend three (3) consecutive meetings or a minimum of seventy
percent (70%) of all meetings in any fiscal year, the Planning Board, upon a vote of
simple majority, may request, in writing, that the Board of Commissioners determine
such position vacated.
c. Conflict of Interest:
i. In general, no member of the Planning Board shall seek to influence a decision,
participate in any action or cast a vote involving any matter that is before the Planning
Board in any of the following circumstances:
1. A member having a fixed opinion prior to hearing the matter that is not
susceptible to change.
2. A member having undisclosed ex parte communications.
3. A member with a close familial, business, or other associational relationship
with an affected person.
4. A member with a financial interest in the outcome of the matter.
ii. If a Board member determines that he or she may have a conflict of interest on a
particular issue, he or she shall declare the nature of such conflict and ask to be excused
from voting on the issue related to such conflict. Members may be excused only by
majority vote of the Board. If a member is excused from voting, he or she shall seat
themselves in the audience and not participate in any further discussion on said matter
or he or she shall remove themselves from the meeting room during deliberations
pertaining to such matter.
iii. In no instance may a member be excused from voting merely due to an unwillingness to
vote on the issue at hand and where no conflict of interest is found to exist.
d. Members of the Board may be removed by the Board of Commissioners for cause, including
violation of the rules stated herein.
4. Meetings
a. Regular Meetings:
i. Regular meetings of the Board shall generally be held on the second Thursday of each
month at 7:00 p.m., in Room 215 of the Person County Office Building. Each member
shall be notified of each meeting by the Zoning Administrator.
1. Meetings end at 9:00 p.m. unless a majority votes to extend.
2. If not extended, remaining cases are continued to the next meeting on a date
certain.
1.3. Any member, applicant, or community member may request a continuance.
b. Special Meetings:
i. A special meeting may only be scheduled by action (simple majority) of the Planning
Board during a properly held regular or special meeting.
ii. The motion to schedule a Special Meeting must include the subjects to be considered at
the Special Meeting as well as the date, time and location in which the Special Meeting
is to be held. Such action must be taken at least forty—eight (48) hours (excluding
weekends and holidays) in advance of the Special Meeting and public notice provided in
accordance with the provisions of the NC Open Meetings Law.
c. Cancelation of Meetings:
i. Public notice of a cancelled meeting should be provided with as much advanced notice
as possible.
d. Notice: (see Planning Ordinance 153-4 Planning Board Review and Recommendation)
i. Notice of all public hearings shall be advertised in the newspaper, except for “special”
public hearings, which shall be advertised in accordance with the open meetings law. All
such notices shall state the location of the building or lot, the general nature of the
question involved, and the time and place of the hearing. The Zoning Administrator shall
give public notice by all of the following means:
1. By publishing or advertising notice to the parties of the action at least 10 days
but no more than 25 days prior to the hearing.
2. By making an attempt to notify by mail all property owners of parcels of land
within 500 feet of the parcel of land that is the subject of the hearing.
3. By posting notice of the hearing by means of a “Zoning Proposal Pending” sign
provided by the Planning and Zoning Department at a prominent place or places
on the property which is the subject of the action at least 10 days prior to the
hearing. The applicant shall post the notice with one sign per each road frontage
and no more than 25’ from the street right of way. Signs must be clearly visible
from the street.
e.d. Quorum and Voting
i. All regular members may vote on any issue unless disqualified for one or more of the
reasons listed in Section 3.
ii. A quorum shall consist of four members of the Board. All matters shall be decided by
majority vote.
iii. Where majority approval is not otherwise defined in these rules, it means a majority of
those members present and voting at a meeting where a quorum is present.
iv. In the case of abstention or failure to vote by a Board member who is seated and has
not been excused under these Rules, the member’s vote shall be counted in the
affirmative.
f.e. Conduct of MeetingsAgenda and Packet
i. The Board shall keep minutes of its proceedings.
ii. The order of business at regular meetings shall consist of the following items:
1. Call to order
2. Determination of quorum
3. Consideration and approval of Board minutes
4. Consideration of additions changes to the agenda
3. Unfinished businessDiscussion/Information Items
5.4. Action Items
5. Hearing of cases, in the order they were received New Business
6. Adjournment
iii. An agenda and staff reportpacket for each meeting and hearing, consisting of a listing of
cases and other business, and the order in which they will be heard, shall be prepared
by the Zoning Administrator and shall be mailed to all members prior to the meeting
and/or hearing. These reports shall include: a map of the location of the property,
factual information, a listing of all relevant Person County Planning Ordinance sections,
and the application submitted by the applicant. This report packet shall be made
available to the general public at the same time it is mailed to members.
iii.
5. Applications and Public Hearings
a. Procedure for Filing Applications
i. No application shall be considered by the Board unless a completed application is
received in accordance with the Filing Calendar maintained by the Planning and Zoning
Department.
ii. All applications shall be filed with the Planning and Zoning Department. All applications
shall be made upon the form furnished for that purpose, and all required information
shall be provided thereon before any application shall be considered as having been
filed.
b. Fees
i. A fee, in accordance with a fee schedule adopted by the Board of Commissioners, shall
accompany an application. No application shall be considered complete unless
accompanied by the fee as herein prescribed.
c. Hearings
i. Public Hearing Date:
1. After receipt of a completed application per the Filing Calendar, the Board shall
hear the case at the next regular or special called meeting.
d. Public Input[MOVED TO SECTION 6: CONDUCTING MEETINGS]:
i. Anyone that attends a Planning Board meeting shall have the opportunity to make
public comments on any agenda item. Prior to speaking, each person shall give their
name and address for the minutes of the meeting. Time limitations may be placed on
speakers, at the discretion of the Chair, based upon the number of those wishing to
address the Board. General Rules of Procedure:
ii. The Chair will announce speaking time limits for applicants and community members at
the start of each DPC regular meeting.
iii. Only individuals registered to speak on specific public hearing items may do so.
iv. Anyone wishing to speak on multiple items must register for each separately.
v. Speakers must state their full name and street address for the record.
vi. All comments and questions should be directed to the Chair and Board members.
vii.i. The Chair or Clerk will enforce time limits.
1. All hearings and meetings shall follow the general guidelines for procedure:
a. Prior to opening the floor for discussion among the members of the
Board; the Chair may, at their discretion, solicit comments from the
public.
b. Prior to taking any motions, the Chair shall open the floor for discussion
among the members of the Board.
a. No vote may be taken without a motion.
6. Section 6: Conducting Meetings
a. Meetings follow these Rules of Procedure. If silent, Robert’s Rules of Order apply.
b. Public Comments:
i. To ensure all items are addressed by the Planning Board, the following rules apply to all
meetings:
1. The Chair will announce speaking time limits for applicants and community
members at the start of each meeting.
2. Only individuals registered to speak on specific items may do so. Registration
must be complete 10 minutes before the meeting.
3. Those speaking on multiple items must register for each item separately.
4. Speakers must state their full name and street address for the record.
5. All comments should be directed to the Chair and members.
6. The Chair will enforce time limits.
c. Discussion and Motion
i. All items are:
1. Initially presented by the Department Director, applicant, and/or staff
2. Public comments are taken on a time-limited basis.
3. Board members discuss the item then act
ii. All votes shall be by roll call or show of hands. A tie results in defeat of motion.
1. A failed motion constitutes a recommendation for denial.
iii. A majority vote of members present is required to decide any matter.
iv. Members present must vote unless excused due to a conflict of interest; failure to vote
counts as approval.
v. All action shall be introduced by motion, stated in the affirmative (e.g., “I move we
recommend approval of ….to Board of Commissioners”).
vi. Members may make, second, withdraw, or amend the motion.
vii. The maker of a motion speaks first; members who have not spoken are recognized by
the Chair before those who have.
viii. Recommendations to governing bodies must include a written explanation of
consistency with the Roxboro-Person County Joint Comprehensive Land Use Plan.
6.7. Adoption and Amendment
a. These rules shall at all times be consistent with all ordinances of Person County and laws of the
State of North Carolina. Should any provisions of these rules be inconsistent with such
ordinances or laws of the State of North Carolina, said ordinances and laws shall control.
b. These rules, within the limits allowed by law, may be amended at the request of the Planning
Director or Board by a simple majority vote with amendments in writing. This is provided that
any change requested has been placed on the Board’s regular meeting agenda.
These Planning Board Rules of Procedure were adopted by the Person County Planning Board on the 2nd day of
October 1985, and revised by the Planning Board on the 8th day of April 2021 and recorded in the minutes of
the meeting.
1
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street, Suite B
Roxboro, North Carolina 27573
Item C.5. Petition TA 19-25 – Text Amendment – Planning Ordinance Update
TABLE OF CONTENTS
ARTICLE PAGE
I AUTHORITY AND PURPOSE .............................................................................................................. 4
II TITLE ................................................................................................................................................. 4
III INTERPRETATION OF TERMS AND DEFINITIONS (formerly Appendix A)
IV DEFINITIONS (formerly Appendix B)
V WATER SUPPLY WATERSHED PROTECTION REQUIREMENT (Section 30) ........................................ 5
Section 30.7 Cluster Residential Developments ............................................................................. 10
Section 31 Falls Watershed Stormwater Ordinance ................................................................ 17
VI BONA-FIDE FARM USES .................................................................................................................. 48
VII ESTABLISHMENT OF DISTRICTS (Section 5070) .............................................................................. 49
VIII APPLICATION OF DISTRICT REGULATIONS (Section 6080) ............................................................. 50
IX DISTRICT REGULATIONS (Section 7090) ......................................................................................... 52
Section 71 91 Table of Permitted Uses .......................................................................................... 52
Section 72 92 Table of Dimensional Requirements ........................................................................ 53
Landscape Buffers ....................................................................................................... 54
Section 73 93 Setback Requirements (Notes) ................................................................................ 55
Section 74 94 Cluster Development ............................................................................................... 56
X TABLE OF PERMITTED USES (formerly Appendix C with Notes)
XI PLANNED BUILDING GROUP REGULATIONS (Section 80110) ......................................................... 58
Section 81 111 Commercial and Industrial Site Plan Requirements .............................................. 60
2
XII AIRPORT OVERLY DISTRICT REQUIREMENTS (Section 90) .............................................................. 62
XIII NONCONFORMING USES ............................................................................................................... 65
XIV OFF-STREET PARKING AND LOADING (Section 110) ....................................................................... 68
XV SIGNS .............................................................................................................................................. 69
XVI ADMINISTRATIVE POWERS AND DUTIES (Section 140160) ............................................................ 76
Section 140 160 Administration ...................................................................................................... 76
Section 141 161 Approvals and Compliance ................................................................................... 77
Section 142 162 Enforcement and Penalties ................................................................................... 79
XVII SUBDIVISION REGULATIONS (formerly separate document)
Section 170 Authority and Enactment Clause
Section 171 Procedures for Review and Approval of Minor Subdivisions
Section 172 Procedures for Review and Approval of Major Subdivisions
Section 173 Resubdivision Procedures
Section 174 Design Standards
Section 175 Improvements and Installation of Permanent Reference Points
Section 176 Administration
XVIII DEVELOPMENT APPLICATION REVIEW PROCEDURES (Section 150180) ........................................ 81
Section 150 180 General ................................................................................................................ 81
Section 151 181 Cond. Use Permits and Special Use Districts Approved Prior to X/X/21. ............ 82
Section 152 182 Zoning Permits ..................................................................................................... 82
Section 153 183 Amendments to the Zoning Map or Ordinances ................................................. 83
Section 154 184 CD-Rezonings ....................................................................................................... 85
Section 155 185 Special Use Permits................................................................................................ 88
Section 156 186 Development Agreements .................................................................................... 91
Section 157 187 Zoning Variances ................................................................................................... 94
Section 158 188 Vested Rights ........................................................................................................ 96
Section 159 189 Appeals ..................................................................................................................99
XIX SEPARABILITY ............................................................................................................................... 101
XX EFFECTIVE DATE ........................................................................................................................... 101
APPENDIX A - INTERPRETATION OF TERMS AND DEFINITIONS ................................................................. 102
APPENDIX B - DEFINITIONS ....................................................................................................................... 103
APPENDIX C - TABLE OF PERMITTED USES ................................................................................................ 116
NOTES TO TABLE OF PERMITTED USES ..................................................................................................... 122
116
PERSON COUNTY GOVERNMENT
PLANNING & ZONING
DEPARTMENT
SUBDIVISON REGULATIONS OF
PERSON COUNTY
Date of Adoption: March 9, 1987 2
MOVED TO SECTION XVII IN
PLANNING ORDINANCE
TABLE OF CONTENTS
ARTICLE I
GENERAL PROVISIONS
ARTICLE
Section 10
Title
PAGE 4
Section 11 Authority and Enactment Clause 4
Section 12 Policy 4
Section 13 Purpose 4
Section 14 Jurisdiction 5
Section 15 Saving Provisions 6
Section 16 Exclusions 6
Section 17 Conditions 7
ARTICLE II
PROCEDURE FOR REVIEW & APPROVAL OF MINOR SUBDIVISIONS
Section 21 Submission of Minor Final Plat 7
ARTICLE Ill
PROCEDURE FOR REVIEW & APPROVAL OF MAJOR SUBDIVISIONS
Section 30 Submission of Concept Plan to the Planning Board for Major Subdivisions 9
Section 31 Submission of the Major Construction Plat to the Planning Board 13
Section 32 Submission of the Major Final Plat to the Zoning Administrator 14
Section 33 Bonding Requirements 15
ARTICLE IV RESUBDIVISION
PROCEDURES
Section 40 Resubdivision Procedures 18
Date of Adoption: March 9, 1987 3
ARTICLE V DESIGN
STANDARDS
Section 50 Disclosure of Road Status 18
Section 51 Street Design Standards-General Provisions 21
Section 52 Blocks 23
Section 53 Lots 24
Section 54 Reserved for Future Use 26
Section 55 Reserved for Future Use 26
Section 56 Easements 26
Section 57 Sites for Public Utilities 27
ARTICLE VI
IMPROVEMENTS AND INSTALLATION OF PERMANENT REFERENCE POINTS
Section 60 Improvements and Monuments 28
ARTICLE VII
ADMINISTRATION
Section 70 Modifications 28
Section 71 Variations 29
Section 72 Penalty 29
Section 73 Filing of Plat 29
Section 74 Separability 30
Section 75 Amendment Procedure 30
Section 76 Effective Date 31
Section 77 Violation 31
Section 78 Appeals 32
APPENDIX A GLOSSARY
Interpretation of Terms and Definitions 34
Definitions 35
PERSON COUNTY
PERSON COUNTY PLANNING BOARD MEETING MINUTES
Person County Office Building, Auditorium
October 16th, 2025, 7:00 PM
CALL TO ORDER/DETERMINATION OF A QUORUM
Chair Tabitha George called the meeting to order at 7:00 PM, having determined that a quorum
was present.
ROLL CALL
Members Present: Chair George, Member James, Member Lynch, Member McFarland,
Member Wagstaff, Vice Chair Allen
Members absent: Member Lester
Staff Present: Planning Consultant Margaret Hauth, Planning Director Nishith Trivedi,
Planner John Jennings and Michie Brandon Planning Technician, and Board
Recording Secretary
CONFLICT OF INTEREST AVOIDANCE REMINDER & DECLARATIONS
Chair George read the conflict-of-interest statement. All members declared no conflicts of
interest.
NEW BUSINESS
C-1 Partial Right of Way Request - Request from applicant to make use of a 20’ access
easement to create 1 additional lot off Romans Rd (TM A28 216)
Planning Consultant Margaret Hauth introduced the item and referred members to the staff report
detailing the ordinance requirements for approving this type of request. No one was present to
represent the application. Members asked questions to improve their understanding of the
request.
Member McFarland made a motion to approve the request stating that after the discussion of the
partial right away request the Board finds that the applicant has met minimum standards for this
request. Vice Chair Allen seconded. The vote was unanimous.
PUBLIC HEARING ITEMS
D-1 Rezoning Request RZ-02-25 - Chris and Brian Hicks Request: Rezone 6.62 acres
across six parcels from Residential (R) to Business 1 (B1) near Jim Thorpe Hwy and
Virgilina Rd.
Person County Planning Board
10/09/25, page 2 of 4
Hauth provided a brief introduction and displayed maps of the parcels in question. She noted the
application was complete and proper notice had been made. Chris Hicks spoke on behalf of the
application, saying he and his brother were asking for the rezoning to prepare for inquiries for
development. He noted there were no specific plans at this time.
Rev. Reymond Wooten (Providence Baptist Church) expressed concerns about noise, traffic,
cemetery impact, and neighborhood character. He noted the church’s cemetery would be
impacted by the development of the lots that are currently in residential use.
Herman Gentry Jr. and John Riley raised environmental and traffic concerns. They reminded the
members that many houses in the vicinity were connected to Roxboro city water due to well
contamination from a business.
Member Lynch asked whether NCDOT had reviewed the request. Hauth noted that there isn’t
anything for NCDOT to review as no plans have been submitted. She added that they will not
comment on general purpose rezonings under normal conditions. Member Lynch asked the
applicant about intended uses.
Mr. Hicks said they had received different requests for different parcels. He noted a landscape
company was interested in the parcels on Providence Cemetery Road. There was extended
discussion about that specific use and access concerns. Hauth reminded everyone that all the uses
in B1 had to be considered as no specific use could be approved or excluded in this application.
Members discussed residential presence, infrastructure, and traffic. They also discussed the
similarity of this application to others where no intended use was specified.
Motion: Member Wagstaff moved to approve RZ-02-25. Member James seconded.
Vote: 4–2, with Lynch and George opposed
The members briefly discussed the numerous text amendments and agreed to discuss residential
density (D4), Subdivision Regulations (D7), short term rentals (D2), and RV Parks (D3). They
would then check-in about the length of the meeting and need for additional time.
D-4 Text Amendment TA-09-25 – Multiple Dwellings
Hauth introduced the text amendment to add Section 61 to allow multiple dwellings on lots with
conditions. She said the text reflects the discussion by the Planning Board on this topic from
previous meetings.
Motion: Member James moved to approve the amendment, stating it was consistent with
the Comprehensive Plan and documents long-standing department activities. Member
McFarland seconded.
Vote: Motion carried unanimously (6–0).
D-7 Text Amendment TA-08-25 – Subdivision Regulations
Hauth introduced a package of amendments that grouped the descriptions of subdivision types
and access requirements. She noted Planner Jennings brought an error to her attention, so the list
of exempt subdivision would need some adjustment after reviewing state law. She also noted two
changes to reflect comments from the September meeting.
Person County Planning Board
10/09/25, page 3 of 4
Motion: Vice Chair Allen moved to approve the amendment, stating it was consistent with
the Comprehensive Plan and state law, with the necessary amendment regarding exempt plats.
Member McFarland seconded
Vote: Motion carried unanimously (6–0)
D-2 Text Amendment TA-10-25 – Short-Term Rentals
Hauth introduced amendments to Appendix B and C to clarify provisions for short-term rentals.
Chair George requested removal of camper/RV parks from this item so it could be handled
separately and the members agreed. She also asked that short term rentals not be allowed as
event venues. Vice Chair Allen agreed and suggested making that language more prominent. The
members discussed the amendments, noting that the discussion from the previous meeting was to
not regulate short term rentals. Hauth noted the purpose of the amendment helps staff by clearly
indicating that most short-term rentals and lodging situations do not require special permitting.
The language will increase consistency.
To address the comments, Hauth suggested changes to the definition of lodging unit to state that
occupants had a permanent home to return to and that units would need separate approval as
event venues in the main part of the definition, before the language covering bed and breakfast
type or short-term rental type of unit.
Motion: Member McFarland moved to approve the amendment as discussed, stating it was
consistent with the Comprehensive Plan. Vice Chair Allen seconded.
Vote: Motion carried 4–2 with James and Lynch opposed.
D-3 Text Amendment TA-11-25 – Camper/RV Parks
Hauth introduced amendments to Appendix C to allow Camper/RV Parks by-right in RC district
with a new section 80-4 to detail conditions. Hauth added that the buffer with plant requirements
in the ordinance needs amending as it requires too much plant material in too small of a space.
The members discussed numerous concerns with allowing the use by right. Chair George shared
information she received form planning staff in Clarksville, Virginia, following their experience
with large construction projects. Hauth shared information she received from meeting with two
staff from the Zachry Group who will be constructing the Duke Energy site. The members
questioned whether the expected housing demand was accurate. Member James supported the
concept raised by Chair George that the applicants could proposed RV parks on these large
construction sites for their workers. That would ensure the parks were short lived.
Motion: Member James moved to recommend approval the amendment with the following
revisions to make it consistent with the Comprehensive Plan:
1. Allow RV parks as special use in the GI district
2. Keep the special use requirement for parks in the RC district.
3. Remove the planted buffer requirement but allow it as a condition from the by-right
segments, but more clearly que the board reviewing a special use permit application to
require plant material when needed.
4. Add a minimum 50’ undisturbed buffer from property lines if the use is allowed by right,
as is currently required for special use site. Member McFarland seconded.
Person County Planning Board
10/09/25, page 4 of 4
Vote: Motion carried unanimously (6–0).
D-6 Text Amendment TA-14-25 – Special Use Permit review by Board of Adjustment
Hauth introduced the amendments to Section 155 to assign review of Special Use Permits to the
Board of Adjustment. Member Lynch offered to abstain, if necessary, as she also serves on the
Board of Adjustment. The other members indicated they did not think the was a conflict.
Vice Chair Allen asked for more background on why this was being proposed since the Planning
Board used to be involved in the review. County Manager Cathey explained the rationale, noting
that the Board of Adjustment is trained in the quasi-judicial review process that is required for
special use permits. Member Wagstaff clarified that the Planning Board is not currently involved
in special use permit review, although it was years ago.
Motion: Member James moved to deny the amendment, noting there was not enough
information to determine whether the request was consistent with the Comprehensive Plan. Vice
Chair Allen seconded.
Vote: Motion carried 4-2 with members George and Wagstaff opposed. Both noted they
were more indifferent to the amendment than opposed to the motion.
The members agreed that the hearing needed to be continued to complete the agenda items. They
agreed that Thursday, October 16 would be acceptable. They also agreed to convene at 6:30 to
give additional time.
Motion: Vice Chair Allen moved to continue the public hearing on items D5 and D8 to a special
meeting on October 16, 2025, at 6:30 PM in Room 215.
Second: Member McFarland
Vote: Motion carried unanimously (6–0).
E-1 Approval of Minutes – September 9, 2025
Chair George and Member Lynch offered the following corrections: Add “PM” to times on first
and last pages and correct header dates and phrasing errors as noted.
Vice Chair Allen moved to approve the corrected minutes. Second by Member McFarland.
Vote: Motion carried unanimously (6–0).
Vice Chair Allen moved the recess the meeting until 6:30 PM on October 16. Member James
seconded.
Vote: Motion carried unanimously (6–0).
The meeting ended at 9:46 pm
___________________________________
Chair, Tabitha George
___________________________________
Recording Secretary, Michie Brandon
Planning Technician, Person County Planning and Zoning
PERSON COUNTY
PERSON COUNTY PLANNING BOARD MEETING MINUTES
Person County Office Building, Auditorium
October 16th, 2025, 6:30 PM
CALL TO ORDER/DETERMINATION OF A QUORUM
Chair Tabitha George called the meeting to order at 6:30 PM, having determined that a quorum
was present.
ROLL CALL
Members Present: Chair George, Member James, Member Lynch, Member Lester, Member
Wagstaff, Vice Chair Allen
Members absent: Member McFarland
Staff Present: Planning Consultant Margaret Hauth, Planning Director Nishith Trivedi,
Planner John Jennings and Michie Brandon Planning Technician, and Board
Recording Secretary
CONFLICT OF INTEREST AVOIDANCE REMINDER & DECLARATIONS
All members declared no conflicts of interest.
CONTINUED PUBLIC HEARING ITEM(S)
D-5 Petition TA-12-25 – Permitted Use Table and Definitions
Hauth introduced the amendments to Appendix B and C to consolidate uses in the permitted use
table and add new definitions. She broke the changes up into 4 parts – consolidation of uses
proposed by staff, changes made in consultation with Commissioners Long and Wilborn,
definitions to be added to align with use changes, and changes being brought in from the junkyard
ordinance.
Using slides, Hauth described the consolidation of uses she proposed. She indicated the number
of uses that could be combined into “retail sales without outdoor display” and “retail sales with
outdoor display.” She suggested keeping the vehicle sale uses separate at this time. She added that
broader uses allow staff to interpret in the ever-changing uses in the marketplace. Hauth noted that
a number of office uses could be combined, as well as the variety of contracting and trade uses.
Motion: Member Wagstaff moved to recommend approval of the staff-initiated consolidation of
uses, stating it was consistent with the Comprehensive Plan. Vice Chair Allen seconded.
Vote: Motion carried unanimously (6-0).
Person County Planning Board
10/16/25
page 2 of 3
Hauth shifted to the use changes that were developed in consultation with Commissioners, going
use by use through the table and describing the changes. The members provided the following
discussion:
• Member Lynch suggested only allowing “data centers,” in GI.
• Member Lynch and Allen suggested leaving “Ambulance Service or Rescue Service,” as
a S in GI and R.
• Chair George suggested leaving “Brewery, Distillery, and Winery,” as a S in RC.
• Chair George suggested allowing “Manufactured Homes Under the Hardship Class A and
B,” in more zoning districts. Vice Chair Allen agreed with making them by right in RC.
• Chair George asked that the utility related uses be grouped together on the table.
Members Allen, George, and Wagstaff agreed not to recommend changes to utility
substations at this time and leave as is for now.
• Member George stated not to allow Warehouses/distribution facilities in RC. Members
Wagstaff, James, and Allen stated we could leave it as a S in RC. There was significant
discussion about this use, so a separate vote was set for just warehousing.
Motion: Member Wagstaff moved to recommend approval of these changes, as discussed,
finding them consistent with the Comprehensive Plan, but excluding “Warehouse/Distribution
Facilities.” Member Lester seconded.
Vote: Motion carried 5–1, with James opposed.
Motion: Vice Chair Allen moved to include “Warehouse/Distribution Facilities” as By Right in
B-1 and GI, and as Special Use in RC. Member James seconded. Chair George asked about
defining large-scale and small-scale operations.
Vote: Motion tied 3–3 (For: James, Wagstaff, Allen; Against: George, Lynch, Lester). Motion
failed.
Hauth shifted to definitions suggested by staff and commissioners. The members provided the
following discussion:
• Chair George and Member Lynch suggested postponing consideration of Battery Energy
Storage Systems definitions pending more information.
• Chair George noted a conflict between the definition of Cabin and Camper/RV park and
suggested not defining cabins at this time.
• Member Lynch recommended removing timeframes from definitions about occupancy.
• Vice Chair Allen proposed changing “Storage, Household, and Commercial” to “Storage,
Enclosed.”
• Member Lynch proposed striking the last sentence of the “Temporary Workforce
Housing,” definition.
Motion: Member Lynch moved to approve the definitions as revised, finding them consistent
with the Comprehensive Plan. Vice Chair Allen seconded.
Vote: Motion carried 5-1, with James opposed
D-8 Petition TA-13-25 - to create Sections 80–85
Hauth introduced the amendments to rearrange text and merge in two freestanding ordinances. She
said this would consolidate review processes and requirements and allow for the deletion of the
junkyard ordinance, and mobile home park ordinance.
Person County Planning Board
10/16/25
page 3 of 3
Member Lynch asked whether the cross reference in Section 80-1(a) was correct and Hauth noted
it should be 80-1(c). She also confirmed that items u-x were being removed and Hauth confirmed,
since those standards are related to residential uses.
Member Lynch asked to revisit the buffer standard for RV Parks, in case the Commissioners
approve the use to be by right. She agreed the new density statement was clearer. She suggested
replacing the buffer language noted as problematic with the language required when a park was a
special use. She expressed strong support for the perimeter buffer to be planted to be opaque.
Member Wagstaff said that did not seem necessary in all cases, noting the neighboring owner
might be the applicant. Member George recalled much previous public comment about trespass
and supported a buffer or fence. Member Lynch suggested replacing “c” with “a minimum 50’
wide, and 8’ tall opaque screen of fencing or landscaping from all property lines excluding
driveway access around the park perimeter.”
Chair George recommended retaining the paved parking requirement in “k.” Hauth thanked her
for mentioning that, it had been her intent to amend the parking section, but there had not been
time to get that far.
Vice Chair Allen asked if “D” for hardship mobile homes should actually be a 4th relationship type
and Hauth confirmed it should.
Motion: Vice Chair Allen moved to recommend approval of the new sections as discussed finding
them consistent with the Comprehensive Plan. Member Lester seconded the motion.
Vote: Motioned carried 5-1. Wagstaff noted his opposition to requiring the planted buffer for RV
parks.
ADJOURNMENT
Motion: Vice Chair Allen moved to adjourn. Member James seconded.
Vote: 6-0
The meeting ended at 8:25 pm
___________________________________
Chair, Tabitha George
___________________________________
Recording Secretary, Michie Brandon
Planning Technician, Person County Planning and Zoning
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street, Suite B
Roxboro, North Carolina 27573
Agenda Item: D
Prepared By: Nishith Trivedi, Planning and Zoning Director
I. Background
In North Carolina Planning and Zoning regulations are authorized by the state's General Statutes, particularly
Chapter 160D, which consolidated and modernized land-use laws for both cities and counties. The process
involves comprehensive plans, zoning ordinances, and day-to-day administration of land development
applications.
Enabling legislation
• Effective in 2021, NCGS 160D is the central legal authority for land-use regulations in North Carolina. The
statute empowers local governments to adopt zoning, subdivisions, and other development regulations
to promote public health, safety, and welfare.
This presentation serves as an orientation to Planning Board members and any public in attendance on key aspects
of North Carolina land use planning and zoning practices.
III. Presentation Highlights
Planning
The long-term vision for a community's growth, which guides the specific rules of zoning.
• Comprehensive plan outlines a community future in terms of Goals, Objectives, Priorities and other
important aspects unique to that community. Zoning ordinances must be consistent with the plan and
serve as the means to implement it.
• Planning boards: Public advisory body to the governing board on planning and zoning matters such as
developing and maintaining the comprehensive plan, reviewing and making recommendations on
proposed rezonings, subdivisions, and ordinance amendments and facilitating public input during the
planning process.
Zoning
Zoning divides the county into districts, each with a specific set of rules.
• Ordinances and maps: The official legal documents that contain the location and rules for each zoning
district such as Residential, Commercial, Industrial, Agricultural, Mixed-Use, etc.
• Development standards: other aspects of development, including Building heights, Setbacks from
property lines, Parking requirements, Stormwater management, etc.
Land Use decisions are categorized into three types, each with different legal requirements.
• Legislative: General policy that affects the entire community, updated periodically. Final decisions are
made by the local governing board.
• Quasi-judicial: Individual decisions that policies to a specific property. Typically decided by a Board of
Adjustment or the governing board based on facts and evidence presented at a public hearing. These are
typically Special Use Permits and Variances.
• Administrative: Day-to-day operations made by local staff based on clear, objective standards in the
ordinance. Key example is “by right” uses allowed in zoning districts or building construction that meets
building code.
Future presentation will cover important aspects of planning and zoning as Person County continues to grow.
Important issues like the environment, transportation, farmland preservation, economic development and
prioritization, as well as others will be discussed periodically.
V. Staff Recommendation
Receive the information and provide feedback on future presentations.
VI. Action Requested
None