12-11-2025 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
December 11, 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 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.
5.Petition PB-11-25 – Amend the Planning Board Rules and Procedures
6.Petition TA-19-25 – Amend Planning Ordinance moving Flood Damage Prevention Ordinance,
Minimum Construction Standards for Private Roads, Solar Energy System Ordinance, Ordinance
Regulating Sexually Oriented Businesses, and Zoning Ordinance to Limit Height of Objects Around
Person County Airport into the Planning Ordinance and format Planning Ordinance for consistency
and clarity.
7.Petition TA 20-25 – Amend Planning Ordinance to include Technical/Development Review
Committee
8.Petition TA 21-25 – Amend Planning Ordinance to include Special Use Permit Standards
D.APPROVAL OF MINUTES
1.Minutes of February 9, 2023, and November 12, 2025
E.OTHER BUSINESS AND ANNOUNCEMENTS
F.ADJOURNMENT
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street, Suite B
Roxboro, North Carolina 27573
Agenda Item: C 1 - 5
I. Background
On November 13, 2025, the Planning Board conducted a public review of four proposed text amendments, along
with updates to its Rules and Procedures. In accordance with the County’s Planning Ordinance, these items are
now being presented for a public hearing to continue gathering public input and determine a formal
recommendation to the Board of County Commissioners. The proposed amendments and Rules update are
intended to ensure full compliance with North Carolina General Statute (NCGS) Chapter 160D and to incorporate
best practices consistent with comparable jurisdictions across the state. Planning staff refined the materials based
on direction from the Planning Board and feedback received from the public, all of which are documented in the
meeting minutes and supporting attachments.
The purpose of these updates is to:
• Ensure compliance with NCGS 160D requirements.
• Simplify and clarify existing regulations for improved usability and interpretation.
• Strengthen environmental protection and land-use compatibility through enhanced standards.
• Improve procedural efficiency, public accessibility, and transparency in Planning Board operations.
• Consolidate the Planning Ordinance to support readability and administrative effectiveness.
III. Summary of Information
On November 13, Planning Board approved the items for a public hearing with the following guidance on each
update:
• Petition TA-15-25 – Variance Regulations Update
Confirmed compliance with NCGS 160D-705, streamlined review process, removed redundancy, and clarified
decision-making standards. Revisions improved consistency, transparency, and defensibility of actions.
• Petition TA-16-25 – Remove Waiting Period
Rephrased a statement to “such actions may not be reconsidered until applicant clearly demonstrates that”
• Petition TA-17-25 – Landscaping and Buffer Enhancements
Tasked staff to provide clear and simple standards for Person County at the public hearing.
• Petition TA-18-25 – Planning Ordinance consolidation
Confirmed the merging of all Appendices and the Subdivision Regulations into the Planning Ordinance and
reorganized the content without making any regulatory changes.
• Petition PB-11-25 – Planning Board Rules and Procedures update.
Supported the improved administration and discussed public comment process.
No public comment has been received.
IV. Public Review Summary
• October 29, 2025 - initial publication on County’s website
• November 13, 2025 - presented at Planning Board meeting
• November 27 and December 4, 2025 - Public Hearing notice issued
• December 11, 2025 - Public Hearing conducted
V. Comprehensive Plan Consistency
Person County Planning Ordinance Section 153, Amendments to the Zoning Map or Ordinance, as well as NCGS §
160D-604 & § 160D-605, requires consistency with the adopted Compressive Plan. A statement reflecting the
consistency must accompany the Planning Board recommendation. A general statement of plan consistency and
a desire for clear regulations can be used as adequate support, if a specific language from the Comprehensive plan
cannot be found.
VI. Recommended Action
1. Conduct public hearing
2. Recommend Board of Commissioners approve the changes
VI. Submitted by
Nishith Trivedi, Planning Director
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 professional 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).
Public Comments and Response
Comment Response
157-2 #2 - Registered land surveyor became
professional land surveyor in 1999
Text updated
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)
Public Comments and Response
Comment Response
None N/A
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.
1.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,
2.5 evergreen shrubs, or 3 evergreen and 2 deciduous shrubs, with a height and spread of at least 5’ in 10
years.
3.1. 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.
LANDSCAPING AND RIPARIAN BUFFERS
A. Purpose and Intent
To ensure compatible transitions between land uses, mitigate visual and environmental impacts, and protect
public health, safety, and welfare through the application of landscaping and buffering development standards.
Landscaping and riparian buffers shall be established at the earliest applicable stage of review, including
application, site plan, and subdivision, when proposed uses and densities can be reviewed for consistency with
this Ordinance.
B. Applicability
The standards of this Section apply to:
1. Any new development requiring Zoning, Site plan, Special Use Permit, or similar approval.
2. Any expansion of an existing building that increases gross floor area by more than 5,000 square feet or
25%, whichever is less.
3. Any new or expanded parking, increase in impervious area or accessory use exceeding 2,000 square feet
or 10% of its area, whichever is greater.
C. Exemptions
This Section does not apply to:
1. Bona fide farms.
2. Interior renovations that do not increase floor area.
D. Riparian Buffer
1. Development within the Neuse and Pamlico watershed are classified as Sensitive Natural Areas requiring
site plans to indicate:
a. 50’ riparian buffer adjacent to waterbodies and streams, consisting of:
Zone 1 - 30’ undisturbed
Zone 2 – 20’ vegetative
b. All development adjacent to streams and water bodies are required to get authorization from
Department of Environmental Quality as part of development review process.
2. Development within the Roanoke watershed:
a. Mayo and Hyco Lake – 50’ undisturbed
b. All others – 50’ vegetative
E. Location of Landscaping Buffer
1. Within the outer perimeter of a lot and shall extend to the property boundary.
2. Shall not be located within public or private street rights-of-way.
3. May be located within common open space or separate tracts dedicated to landscape preservation.
F. Landscaping Buffer Types and General Standards
Four types (A–D) are established to accommodate varying levels of land-use intensity and compatibility. Each type
specifies minimum area, plant density, and the combination of plant units and structural elements required to
achieve the standard.
1. Standards shall be calculated based on the minimum landscaping and planting area per 100 square feet.
2. Any combination of vegetation elements that meet or exceed the required total plant units is acceptable.
G. Types
• A (Minimal)
For transitions between compatible or low intensity uses (e.g. Residential, single to multiple dwelling)
Standard Requirement
Minimum Width 10 feet
Plant Units per 100 Linear Feet 20 units
Minimum Plant Composition ≥ 40% canopy trees; remaining units may be understory trees or shrubs
Allowed Structural Elements Decorative fencing; berms ≤ 3 ft; plant–structure combinations
Typical Applications Residential–residential; low-intensity nonresidential of similar scale
• B (Moderate Buffer)
For transitions between moderately different uses or intensities (e.g. Residential to Commercial)
Standard Requirement
Minimum Width 30 feet
Plant Units per 100 Linear Feet 30 units
Minimum Plant Composition ≥ 50% trees (canopy + understory)
Allowed Structural Elements Berms ≤ 4 ft; opaque/semi-opaque fencing; plant–structure
combinations
Typical Applications Residential next to low-intensity commercial; civic/institutional next to
residential
• C (Enhanced Buffer)
For transitions between clearly different land uses. (e.g. Commercial to Industrial)
Standard Requirement
Minimum Width 50 feet
Plant Units per 100 Sq Ft 50 units
Minimum Plant Composition ≥ 60% trees; ≥ 4 canopy trees per 100 linear ft
Allowed Structural Elements Berms 3–6 ft; solid fencing; landscaped walls
Typical Applications Commercial next to residential; industrial next to office/civic uses
• D (Opaque/High-Intensity Buffer)
Maximum separation between high-impact and sensitive uses (e.g. Industrial to Industrial)
Standard Requirement
Minimum Width 100 feet
Plant Units per 100 Sq Ft 100 units
Minimum Plant Composition ≥ 70% trees; evergreen species creating year-round opacity
Allowed Structural Elements Berms ≥ 4 ft; solid fencing ≥ 6 ft; vegetative screens
Typical Applications Industrial next to residential; heavy commercial near schools/parks
• Required Landscape Table
Zoning
District
Adjacent Zoning
R R-C B-1 B-2 G-1 AP
R A B/C B C C/D D
R-C B/C B/C 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
H. Special Cases and Considerations
1. Utility and Solar Conflicts
a. Small trees may replace large trees where overhead utilities exist.
b. Understory trees may replace canopy trees to preserve solar access.
2. Existing vegetation may count toward buffer requirements if it meets applicable standards.
3. Planting and Layout Requirements
a. Evergreen vegetation shall be clustered for long-term survival.
b. Where a masonry wall is used, a 5-ft planting strip on the high-intensity side shall contain at least
15% of required plantings.
c. Landscaping areas shall be covered with grass or non-invasive
I. Special Circumstances Based on Adjacent Conditions
1. Adjacent Vacant or Later-Developed Land
a. If the buffer required for the developed site exceeds what will be required once the adjacent land
develops, the subsequent development may install 50% of the required buffer.
b. The first-developed parcel may reclaim buffer area if the combined buffer meets applicable
standards.
2. Plant Material and Structural Substitutions
a. Tree Substitutions
i. Type B and C: Evergreen trees may replace 100% of required deciduous trees of the same size
category.
ii. Type A:
• Evergreen trees may replace 50% of required deciduous large trees;
• Evergreen trees may replace all required deciduous small trees.
iii. Shrub Substitutions, Evergreen shrubs may replace deciduous shrubs without limitation.
iv. Structural Equivalents, Equivalent berms, walls, or fencing may be used where permitted by
Type.
3. Interstate or Railroad Adjacency
a. A 100-foot undisturbed buffer is required along property lines adjoining an Interstate or railroad
right-of-way regardless of buffer type.
b. If existing vegetation does not achieve Type D standards, supplemental plantings shall be added.
Exceptions:
I. A constructed public road between the site and corridor eliminates the buffer requirement.
II. Previously platted buffers count toward the Type D requirement.
III. No Type D buffer is required for existing recorded single-family plats without buffers.
IV. Passenger rail stations, platforms, and related facilities are exempt.
J. Use and Development Within Landscaping
1. General Restrictions
Landscaping shall remain free of development, impervious surfaces, and grading except as expressly
permitted.
2. Fencing
Non-required fences may be installed if canopy trees are preserved and disturbance is minimized.
4. Utilities
a. New utility corridors are prohibited unless no reasonable alternative exists.
b. Crossings must be between 60°–90°.
c. Parallel utilities must be on the development side of the buffer for Types A, B, and C.
d. For Type D, utilities shall be placed as close to the property line as practicable.
e. No new landscaping is required adjacent to an existing unmodified utility easement, but existing
vegetative or structural screening must be preserved.
5. Prohibited Uses
Active recreation, playfields, pools, courts, storage, parking, and buildings are prohibited within required
landscaping.
K. Ownership and Maintenance of Landscaping
1. Residential Developments
Landscaping may be located within individual single-family lots and must be owned/maintained by
property owner and/or Home Owner Association or other approved entity.
2. Nonresidential and Multifamily Developments
Landscaping may be owned by the property owner or by an association responsible for long-term care.
Staff Analysis
• Per NC Department of Environmental Quality (DEQ), Southern portion of Person County is part of the Falls Lake Nutrient Strategy and governed by the
Upper Falls Watershed Management Area (link).
o Regulated by Upper Neuse River Basin Association (UNRBA) (link), where Person County is a voting member.
• Per Person County and City of Roxboro Joint Comprehensive Land Use plan key objectives
o Implement growth management policies that direct development to growth areas, helping preserve prime agricultural and sensitive natural areas.
o Adopt context sensitive development standards (such as “conservation subdivisions”) in prime agricultural / sensitive natural areas.
• Buffer Standards using a Context Sensitive Solution (CSS) approach while direct development to key growth areas, development standards related to
buffer focus on vegetation and riparian standards follow both the DEQ requirements:
o 15A NCAC 02B .0295 (link)
Basin/Watershed Zone 1 Zone 2
Neuse River Basin 3:1 1.5:1
Person County, NC Granville County NC Caswell County NC Franklin County NC Macon County NC
Buffer Purpose
To safeguard public health, safety, and
welfare by proactively managing the
potential adverse impacts of
development—including aesthetic,
noise, air, and water quality concerns.
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.
Riparian Buffer
Neuse and Pamlico Watershed - Riparian
Zone 1 and 2 totaling 50' (30'
undisturbed and 20' vegetative)
Roanoke - Undisturbed and vegetative
(see Text Amendment for details)
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
To promote consistent, responsible, and
predictable environmental practices;
minimizes negative impacts; and
protects the unique character, livability,
and long-term resilience of the County.
Promote the health, safety, and welfare
of the county by ensuring consistent
development, minimizing environmental
impact, and protecting local character.
Landscaping
Buffer
Based on Type and Zoning District
Matrix (see Text Amendment for details)
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.
Public Comments and Response
Comment Response
None N/A
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 91 Table of Permitted Uses ............................................................................................... 52
Section 92 Table of Dimensional Requirements............................................................................. 53
Landscape Buffers ....................................................................................................... 54
Section 93 Setback Requirements (Notes) ..................................................................................... 55
Section 94 Cluster Development .................................................................................................... 56
X TABLE OF PERMITTED USES (formerly Appendix C with Notes)
XI PLANNED BUILDING GROUP REGULATIONS (Section 110) ............................................................. 58
Section 111 Commercial and Industrial Site Plan Requirements ................................................... 60
2
XII AIRPORT OVERLY DISTRICT REQUIREMENTS (Section 120) ............................................................ 62
XIII NONCONFORMING USES (Section 130) .......................................................................................... 65
XIV OFF-STREET PARKING AND LOADING (Section 140) ....................................................................... 68
XV SIGNS (Section 150) ........................................................................................................................ 69
XVI ADMINISTRATIVE POWERS AND DUTIES (Section 140160) ............................................................ 76
Section 161 Administration ............................................................................................................. 76
Section 162 Approvals and Compliance .......................................................................................... 77
Section 163 Enforcement and Penalties ......................................................................................... 79
XVII SUBDIVISION REGULATIONS (Section 170, formerly separate document)
Section 171 Authority and Enactment Clause
Section 172 Procedures for Review and Approval of Minor Subdivisions
Section 173 Procedures for Review and Approval of Major Subdivisions
Section 174 Resubdivision Procedures
Section 175 Design Standards
Section 176 Improvements and Installation of Permanent Reference Points
Section 177 Administration
XVIII DEVELOPMENT APPLICATION REVIEW PROCEDURES (Section 150180) ........................................ 81
Section 181 General ....................................................................................................................... 81
Section 182 Cond. Use Permits and Special Use Districts Approved Prior to X/X/21. ................... 82
Section 183 Zoning Permits ............................................................................................................ 82
Section 184 Amendments to the Zoning Map or Ordinances ........................................................ 83
Section 185 CD-Rezonings .............................................................................................................. 85
Section 186 Special Use Permits ...................................................................................................... 88
Section 187 Development Agreements ........................................................................................... 91
Section 188 Zoning Variances .......................................................................................................... 94
Section 189 Vested Rights ............................................................................................................... 96
Section 190 Appeals .........................................................................................................................99
XIX SEPARABILITY ............................................................................................................................... 101
XX EFFECTIVE DATE ........................................................................................................................... 101
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
Date of Adoption: March 9, 1987 4
Public Comments and Response
Received since initial publication October 29, 2025
Comment Response
None N/A
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, Planning Board or Board of Commissioners, 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.
Public Comments and Response
Comment Response
#7 – Planning Director or Planning Board Clarified to state, Planning Director, Planning
Board and Board of Commissioners
Is date needed? Yes, documents amendment date
PERSON COUNTY
PLANNING AND ZONING
DEPARTMENT
325 S. Morgan Street, Suite B
Roxboro, North Carolina
27573
Agenda Item C 6 - 8
I. Background
Following a comprehensive review of the County’s land use–related ordinances and recent improvements to
the Planning Ordinance, the Planning Director has identified the need for three coordinated text amendments.
These amendments are intended to modernize the regulatory framework, strengthen the development
review process, and enhance decision-making consistency. Specifically, these amendments aim to:
• Consolidate all land use and property development regulations into a single ordinance for clearer
administration and improved accessibility.
• Establish a comprehensive, technically grounded, and professionally managed development review
process aligned with best practices in planning and permitting.
• Create countywide Special Use Permit standards to provide consistent guidance and support the
Board of Commissioners in making informed, defensible decisions.
III. Summary of Proposed Amendments
• Petition TA-19-25 – Consolidate remaining development regulations into the Planning Ordinance
This amendment incorporates the following stand-alone ordinances into the Planning Ordinance:
– Flood Damage Prevention Ordinance
– Minimum Construction Standards for Private Roads
– Solar Energy System Ordinance
– Ordinance Regulating Sexually Oriented Businesses
– Zoning Ordinance to Limit Height of Objects Around Person County Airport
Follows prior consolidation efforts (e.g. Subdivision Regulations, Mobile Home Parks, and
Junkyards) and completes the transition to a single regulatory document.
• Petition TA-20-25 – Clarify development review process through a Technical/Development Review
Committee (TRC/DRC)
Improve customer service, communication and predictable review through a centralized point of
contact for all land use and development activities. The TRC/DRC will:
– Streamline review by bringing all relevant departments together early in the process.
– Ensure consistent interpretation, application, and enforcement of development
standards across County departments.
• Petition TA-21-25 – Clarify of Special Use Permit (SUP) Standards
Creates a uniform set of standards applicable to all Special Use Permits. The standards will:
– Provide clearer expectations for applicants regarding required findings for consideration.
– Support the Board of Commissioners with objective, consistent criteria to evaluate SUP.
– Strengthen the defensibility and transparency of SUP process.
IV. Staff Analysis and Recommendation
These updates support the County’s goal of a clear, consistent, and modern planning framework by ensuring
regulations are compliant, easy to understand, and aligned with sustainable development practices.
Consolidating the ordinance, creating a comprehensive review process, and establishing SUP standards will
also reduce redundancy, improve accessibility, and enhance administrative efficiency.
Staff recommends a public hearing for each petition at January 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.
V. Comprehensive Plan Consistency
Person County Planning Ordinance Section 153, Amendments to the Zoning Map or Ordinance, as well as
NCGS § 160D-604 & § 160D-605, requires consistency with the adopted Compressive Plan. A statement
reflecting the consistency must accompany the Planning Board recommendation. A general statement of plan
consistency and a desire for clear regulations can be used as adequate support, if a specific language from the
Comprehensive plan cannot be found.
VI. Action
Authorize public hearings for the proposed amendments at the January Planning Board.
VI. Submitted by
Nishith Trivedi, Planning Director
1 | Page
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street,
Roxboro, North Carolina 27573
Petition TA-19-25
Planning Ordinance - amended as of November 18, 2025
1) ARTICLE I – AUTHORITY AND PURPOSE
2) ARTICLE II – TITLE
3) ARTICLE III – WATER SUPPLY WATERSHED PROTECTION REQUIREMENTS
a) SECTION 30-7 – CLUSTER RESIDENTIAL DEVELOPMENT (AMENDED 02/15/2010)
b) SECTION 31 – FALLS WATERSHED STORMWATER ORDINANCE
4) ARTICLE IV - BONA FIDE FARMS
5) ARTICLE V - ESTABLISHMENT OF DISTRICTS
6) ARTICLE VI – APPLICATION OF DISTRICT REGULATIONS
7) ARTICLE VII – DISTRICT REGULATIONS
SECTION 71 – TABLE OF PERMITTED USES
SECTION 72 – TABLE OF DIMENSIONAL REQUIREMENTS
LANDSCAPE BUFFERS
SECTION 73 – SETBACK REQUIREMENTS
SECTION 74 – CLUSTER DEVELOPMENT
8) ARTICLE VIII – USE SPECIFIC REQUIREMENTS
9) ARTICLE IX – AIRPORT OVERLAY DISTRICT REQUIREMENTS
10) ARTICLE X – NONCONFORMING USES
11) ARTICLE XI – OFF-STREET PARKING AND LOADING
12) ARTICLE XII – SIGNS
13) ARTICLE XIII – ADMINISTRATIVE POWERS AND DUTIES
SECTION 140 – ADMINISTRATION
SECTION 141 – APPROVALS AND COMPLIANCE
SECTION 142 – ENFORCEMENT AND PENALTIES
14) ARTICLE XIV – DEVELOPMENT APPLICATION REVIEW PROCEDURES
SECTION 150 – GENERAL
SECTION 151 – CONDITIONAL USE PERMIT AND SPECIAL USE DISTRICTS ISSUED PRIOR TO 5/3/2021
SECTION 152 – ZONING PERMITS
2 | Page
SECTION 153 – AMENDMENTS TO THE ZONING MAP OR ORDINANCE
SECTION 154 – CONDITIONAL REZONINGS
SECTION 155 – SPECIAL USE PERMITS
SECTION 156 – DEVELOPMENT AGREEMENTS
SECTION 157 – ZONIGN VARIANCES
SECTION 158 – VESTED RIGHTS
SECTION 159 – APPEALS
15) ARTICLE XV - SEPARABILITY
16) ARTICLE XVI – EFFECTIVE DATE
17) APPENDIX A – INTERPRETATION OF TERMS AND DEFINITIONS
18) APPENDIX B – DEFINITIONS
19) APPENDIX C – TABLE OF PERMITTED USES
Separate Ordinances
• Flood Damage Prevention Ordinance
• Minimum Construction Standards for Private Roads
• Ordinance Regulating Sexually Oriented Businesses
• Solar Energy System Ordinance
• Subdivision Regulations
• Zoning Ordinance to Limit Height of Objects Around Person County Airport
3 | Page
Planning Ordinance as recommended for January 5, 2026, Text Amendment
1) ARTICLE I – AUTHORITY AND PURPOSE
2) ARTICLE II – TITLE
3) ARTICLE III – WATER SUPPLY WATERSHED PROTECTION REQUIREMENTS
SECTION 30-7 – CLUSTER RESIDENTIAL DEVELOPMENT (AMENDED 02/15/2010)
SECTION 31 – FALLS WATERSHED STORMWATER ORDINANCE
4) ARTICLE IV - BONA FIDE FARMS
5) ARTICLE V - ESTABLISHMENT OF DISTRICTS
6) ARTICLE VI – APPLICATION OF DISTRICT REGULATIONS
7) ARTICLE VII – DISTRICT REGULATIONS
SECTION 70 – DEFINITIONS (formerly Appendix A and B)
SECTION 71 – TABLE OF PERMITTED USES (formerly Appendix C)
SECTION 72 – TABLE OF DIMENSIONAL REQUIREMENTS
SECTION 73 – LANDSCAPING AND BUFFERS
SECTION 74 – SETBACK REQUIREMENTS
SECTION 75 – CLUSTER DEVELOPMENT
8) ARTICLE VIII – USE SPECIFIC REQUIREMENTS
9) ARTICLE IX – AIRPORT OVERLAY DISTRICT REQUIREMENTS
10) ARTICLE X – NONCONFORMING USES
11) ARTICLE XI – OFF-STREET PARKING AND LOADING
12) ARTICLE XII – SIGNS
13) ARTICLE XIII – ADMINISTRATIVE POWERS AND DUTIES
SECTION 140 – ADMINISTRATION
SECTION 141 – APPROVALS AND COMPLIANCE
SECTION 142 – ENFORCEMENT AND PENALTIES
14) ARTICLE XIV – SUBDIVISION REGULATIONS (formerly separate ordinance, same regulations)
15) ARTICLE XV – DEVELOPMENT APPLICATION REVIEW PROCEDURES
SECTION 150 – GENERAL
SECTION 151 – CONDITIONAL USE PERMIT AND SPECIAL USE DISTRICTS ISSUED PRIOR TO 5/3/2021
SECTION 152 – ZONING PERMITS
SECTION 153 – AMENDMENTS TO THE ZONING MAP OR ORDINANCE
SECTION 154 – CONDITIONAL REZONINGS
SECTION 155 – SPECIAL USE PERMITS
SECTION 156 – DEVELOPMENT AGREEMENTS
SECTION 157 – ZONIGN VARIANCES
SECTION 158 – VESTED RIGHTS
4 | Page
SECTION 159 – APPEALS
16) ARTICLE XVI - SEPARABILITY
17) ARTICLE XVII – EFFECTIVE DATE
Separate Ordinances
• Flood Damage Prevention Ordinance
• Minimum Construction Standards for Private Roads
• Ordinance Regulating Sexually Oriented Businesses
• Solar Energy System Ordinance
• Zoning Ordinance to Limit Height of Objects Around Person County Airport
5 | Page
TEXT AMENDMENT – STEP 1 – CONSOLIDATE OTHER PLANNING ORDINANCES
1)ARTICLE I – AUTHORITY AND PURPOSE
2)ARTICLE II – TITLE
3)ARTICLE III – WATER SUPPLY WATERSHED PROTECTION REQUIREMENTS
SECTION 31 – FALLS WATERSHED STORMWATER ORDINANCE
SECTION 32 – FLOOD DAMAGE PREVENTION ORDINANCE (formerly separate ordinance, same regulations)
4)ARTICLE IV - BONA FIDE FARMS
5)ARTICLE V - ESTABLISHMENT OF DISTRICTS
6)ARTICLE VI – APPLICATION OF DISTRICT REGULATIONS
7)ARTICLE VII – DISTRICT REGULATIONS
SECTION 70 – DEFINITIONS
SECTION 71 – TABLE OF PERMITTED USES
SECTION 72 – TABLE OF DIMENSIONAL REQUIREMENTS
SECTION 73 – LANDSCAPING AND BUFFERS
SECTION 74 – SETBACK REQUIREMENTS
SECTION 75 – CLUSTER DEVELOPMENT
8)ARTICLE VIII – USE SPECIFIC REQUIREMENTS
SECTION 81 – SITE PLAN REQUIRED
SECTION 82 – SPEICAL USE PERMITS – SITE PLAN REQUIRMENTS
SECTION 83 – HOME OCCUPATIONS
SECTION 84 – MANUFACTURED HOMES, CLASS A
SECTION 85 – MANUFACTURED HOMES, CLASS B
SECTION 86 – MANUFACTURED HOMES, SPECIAL CASES
SECTION 87 – ORDINANCE REGULATIONG SEXUALLY ORIENTED BUSINESSES (formerly separate ordinance,
same regulations)
SECTION 88 – SOLAR ENERGY SYSTEM ORDINANCE (formerly separate ordinance, same regulations)
9)ARTICLE IX – AIRPORT OVERLAY DISTRICT REQUIREMENTS
SECTION 90 – TO LIMIT HIGHT OF OBJECTS AROUND PERSON COUNTY AIRPORT
SECTION 91 – AIRPORT OVERLAY NOISE EXPOSER DISTRICT
SECTION 92 – ZONING ORDINANCE TO LIMIT HEIGHT OF OBJECTS AROUND PERSON COUNTY
AIRPORT (formerly separate ordinance, same regulations)
10)ARTICLE X – NONCONFORMING USES
11)ARTICLE XI – OFF-STREET PARKING AND LOADING
12)ARTICLE XII – SIGNS
13)ARTICLE XIII – ADMINISTRATIVE POWERS AND DUTIES
SECTION 140 – ADMINISTRATION
SECTION 141 – APPROVALS AND COMPLIANCE
SECTION 142 – ENFORCEMENT AND PENALTIES
6 | Page
14)ARTICLE XIV – SUBDIVISION REGULATIONS
15)ARTICLE XV – DEVELOPMENT APPLICATION REVIEW PROCEDURES
SECTION 150 – GENERAL
SECTION 151 – CONDITIONAL USE PERMIT AND SPECIAL USE DISTRICTS ISSUED PRIOR TO 5/3/2021
SECTION 152 – ZONING PERMITS
SECTION 153 – AMENDMENTS TO THE ZONING MAP OR ORDINANCE
SECTION 154 – CONDITIONAL REZONINGS
SECTION 155 – SPECIAL USE PERMITS
SECTION 156 – DEVELOPMENT AGREEMENTS
SECTION 157 – ZONIGN VARIANCES
SECTION 158 – VESTED RIGHTS
SECTION 159 – APPEALS
16)ARTICLE XVI - SEPARABILITY
17)ARTICLE XVII – EFFECTIVE DATE
Separate Ordinances
•Minimum Construction Standards for Private Roads
7 | Page
TEXT AMENDMENT – STEP 2 – FORMAT FOR CONSISTENCY
Document Formatting Improvement Checklist
1. Heading Structure
• Apply standardized heading hierarchy:
o Heading 1: ARTICLE
Heading 2: SECTION
Heading 3: Sub-Section
• Confirm consistent formatting, capitalization, spacing, and indentation across all headings.
2. Numbering Scheme
• Implement uniform numbering format:
o Level 1: 1
Level 2: a)
Level 3: i
• Ensure all lists, subsections, and references follow this numbering structure.
3. Citations and Cross-References
• Update all internal citations to match the revised numbering.
• Verify accuracy of cross-references (e.g., “See Section 3.a)”).
• Ensure citation style is applied consistently throughout.
4. Pagination
• Review and correct page numbers throughout the document.
• Standardize placement (center or right-aligned).
• Confirm continuous pagination from start to end.
5. Header and Footer Formatting
• Add uniform headers and footers, including:
o Document title or article reference
o Page number
o Version date or revision code (if applicable)
• Ensure alignment and spacing are consistent across pages.
6. Table of Contents
• Rebuild the Table of Contents to reflect updated headings.
• Use the following structure:
o Article
Section
• Confirm accurate page links, formatting alignment, and spacing.
7. Final Quality Review
• Conduct a full read-through to verify:
o Uniform formatting
o Correct hierarchy and numbering
o No missing headings, sections, or formatting errors
• Export final version and confirm integrity in PDF and editable formats.
Next Step - Definition and Sections – all in one common area, no change in regulations
1 | Page
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street,
Roxboro, North Carolina 27573
STAFF REPORT
TO: Person County Planning Board
FROM: Planning and Zoning Department
DATE: December 11, 2025
SUBJECT: Proposed Text Amendment – Development Review Committee (DRC)
I.PURPOSE
The purpose of this report is to present a proposal for the establishment of a Technical/Development Review
Committee (TRC/DRC) within the Person County Planning and Zoning Department. The committee would formalize
an interdepartmental process designed to improve coordination, efficiency, and transparency in the review of
development proposals. This initiative includes the preparation of a Text Amendment to the County’s Planning
Ordinance (proposed Section 150-4) to formally codify this structure, functions, and procedures.
II.BACKGROUND
The Planning and Zoning Department currently processes an average of 50 development applications per month, a
number that has steadily increased over the past several years. This upward trend is projected to continue as Person
County experiences significant new investment and growth, driven by:
•Microsoft’s anticipated expansion and related infrastructure improvements;
•Renewable energy projects and supporting industries; and
•Ongoing development in Roxboro, consistent with the County’s adopted 2024 Land Use Plan.
As these projects advance, the volume and complexity of development applications are expected to increase. To
proactively prepare for this growth and maintain the County’s commitment to efficient, consistent, and customer-
focused service, the Planning and Zoning Department recommends the creation of a professional, staff-based DRC.
The DRC would serve as an interdepartmental technical review team dedicated to:
•Coordinating and consolidating technical reviews;
•Streamlining communication among departments;
•Ensuring compliance with all local, state, and federal regulations; and
•Providing applicants with a single, predictable point of contact throughout the development review process.
This coordinated, customer-focused approach would enhance transparency, reduce review times, and promote
development that aligns with the County’s adopted plans, policies, and community goals.
III. BEST PRACTICES AND BENCHMARKING
Across North Carolina, many local governments have adopted similar structures—often called Technical Review
Committees (TRCs)—to improve the effectiveness of development review.
Examples include:
•Guilford County: TRC reviews all site plans and subdivision plats.
•Pender County: TRC includes Environmental Health, EMS, and the Fire Marshal’s Office, meeting on a
regular schedule.
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• Alamance County: TRC integrates Building Inspections, Health, and Planning for coordinated review.
• City of Greensboro and Pitt County: TRCs function as public bodies managing a broad range of development-
related matters.
In Person County, the proposed DRC would be modeled on these proven practices but tailored to local needs and
staffing structure.
The DRC would:
• Meet monthly (virtually via Microsoft Teams) with applicants and their representatives.
• Be managed by the Planning Department and codified within the County’s Planning Ordinance; and
• Function as the central coordination point for all development-related applications and departmental input.
IV. LEGISLATIVE AUTHORITY
The establishment and operation of a Development Review Committee is authorized under North Carolina General
Statutes (NCGS Chapter 160D), which empower local governments to coordinate technical and administrative
review processes. Key provisions include:
• NCGS 160D-301, 306: Internal Boards and Staffing
• NCGS 160D-401: Administrative Decisions
• NCGS 160D-801: Subdivision Regulations
• NCGS 160D-960: Community Appearance
• NCGS 160D-1311: Community Development and Redevelopment
• NCGS 160D-1403: Judicial Review
Together, these statutes provide the necessary legal framework for Person County to establish a DRC as part of its
Planning Ordinance.
V. CUSTOMER SERVICE BENEFITS
The DRC will directly enhance customer service by providing a clear, comprehensive, and accountable review
process. Key benefits include:
• Mandatory Review at Key Stages:
o DRC review would be required before the issuance of critical permits (e.g., building permits,
certificates of occupancy), ensuring coordinated oversight.
• Interdepartmental Coordination:
o All relevant departments participate collectively, preventing partial or inconsistent approvals.
• Complete Application Standards:
o Only complete and properly prepared applications would be accepted, helping applicants meet all
requirements from the outset.
• Enforcement and Compliance Tools:
o The County retains authority to issue Stop Work Orders or other enforcement measures for non-
compliance.
• Final Inspections and Verification:
o Projects must pass final inspection confirming compliance with approved plans before a Certificate
of Occupancy is issued.
• Defined Legal Framework:
o DRC procedures and criteria would be codified, providing legal clarity and procedural consistency.
• Tracking and Transparency:
o Electronic systems would allow both staff and applicants to monitor application progress,
enhancing accountability.
• Pre-Application Meetings:
o Optional pre-application meetings would help guide applicants through the process early, reducing
delays and misunderstandings.
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VI. ANTICIPATED DISCUSSION POINTS
Topic Proposed Approach
Meeting Schedule Monthly, virtual meetings via Microsoft Teams (approximately two hours)
Applicant
Participation Applicants and their representatives attend the meeting relevant to their project
Pre-Meeting
Review
Applications distributed in advance to departments; comments compiled into a Technical
Review Memorandum
Post-Meeting
Actions If all issues are resolved, Planning finalizes the application; if not, follow-up occurs
Committee
Composition
Staff from relevant departments (Planning, Environmental Health, Inspections, Fire Marshal,
Utilities, Public Works, EMS, etc.) and the applicant/property owner
VII. DEPARTMENT WORKSHOP
Planning staff facilitated a comprehensive workshop with all County departments involved in land-use
responsibilities. Sessions were held on November 17 and November 20 to ensure each department had sufficient
opportunity to review and provide input on the proposed TRC/DRC framework. The workshop produced the
following outcomes:
• Consolidated input and recommendations from participating departments and partner agencies;
• Agreement on the proposed meeting format, membership structure, and operating procedures; and
• Feedback on the draft Technical Review Memorandum template (attached).
Below is a summary of the key questions raised during the workshop and staff’s corresponding responses:
• Will this streamline the development review process or increase processing time for customers?
o It will streamline the process.
• How will this save time for staff and applicants? Can you demonstrate this improvement?
o Yes. The TRC/DRC will establish a centralized point of contact for all property-related applications.
• Why do applicants currently wait a month or more for requests to be completed?
o Under the proposed framework, they will not. Applications received within a given month will be
reviewed and completed within that same month.
• We already hold pre-application meetings with applicants. How does this improve the current process?
o At present, applicants must schedule and attend multiple separate pre-meetings with individual
departments (e.g., Inspections, Environmental Health, Planning). The TRC/DRC will consolidate this
into a single coordinated pre-application meeting involving all relevant departments, eliminating
weeks of separate appointments.
• Will this prevent customers from visiting individual departments?
o No. Customers may still visit any department for administrative assistance, general inquiries, or
research needs.
VIII. CONCLUSION
The establishment of a Development Review Committee (DRC) represents a strategic and proactive improvement
to Person County’s development management framework. By creating a single, coordinated, and transparent
review process, the County will:
• Strengthen communication across departments;
• Reduce review times and procedural uncertainty;
• Enhance predictability and customer satisfaction; and
• Support high-quality, well-coordinated growth consistent with adopted County plans and policies.
Prepared by:
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Person County Planning and Zoning Department
Attachments:
1. January – October 2025 Applications by Type and Count
2. Draft Text Amendment – Section 150-4: Development Review Committee (DRC)
3. Example - DRC Memo Template
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ATTACHMENT 1 – Applications by Type and Count
January
Type Count
ABC Zoning Compliance 1
Bona-fide Farm 3
Non - Residential 1
Residential 31
Stormwater - Exceed Threshold 1
Stormwater - Under Threshold 17
Grand Total 54
February
Type Count
Home Occupation 1
Residential 29
Sign 1
Solar Energy Systems 1
Stormwater - Under Threshold 14
Grand Total 46
March
Type Count
Group Home/Family Care
Home 1
Non - Residential 3
Residential 32
Sign 1
Solar Energy Systems 1
Stormwater - Exceed Threshold 1
Stormwater - Under Threshold 13
Grand Total 52
April
Type Count
Non - Residential 7
Residential 38
Stormwater - Exceed Threshold 3
Stormwater - Under Threshold 17
Grand Total 65
May
Type Count
Bona-fide Farm 2
Home Occupation 1
Non - Residential 6
Residential 41
Sign 3
Stormwater - Exceed Threshold 2
Stormwater - Under Threshold 25
Grand Total 80
June
Type Count
ABC Zoning Compliance 2
Bona-fide Farm 2
Home Occupation 1
Non - Residential 2
Residential 35
Stormwater - Exceed Threshold 1
Stormwater - Under Threshold 14
Grand Total 57
July
Type Count
Bona-fide Farm 2
Home Occupation 1
Non - Residential 2
Residential 35
Stormwater - Exceed Threshold 2
Stormwater - Under Threshold 13
Grand Total 55
August
Type Count
Group Home/Family Care
Home 1
Home Occupation 1
Non - Residential 6
Residential 31
Solar Energy Systems 1
Stormwater - Under Threshold 13
Grand Total 53
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September
Type Count
ABC Zoning Compliance 1
Home Occupation 1
Non - Residential 4
Residential 22
Solar Energy Systems 1
Stormwater - Under Threshold 10
Grand Total 39
October
Type Count
ABC Zoning Compliance 1
Bona-fide Farm 1
Home Occupation 1
Non - Residential 1
Residential 29
Stormwater - Exceed Threshold 1
Stormwater - Under Threshold 16
Grand Total 50
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ATTACHMENT 2 – DRAFT TEXT AMENDMENT
ARTICLE XIV
DEVELOPMENT APPLICATION REVIEW PROCEDURES AND ADMINISTRATION (Amended 5/3/21)
150-4 DEVELOPMENT REVIEW COMMITTEE (DRC)
A. Purpose and Intent
The purpose of the Development Review Committee (DRC) is to promote an efficient, consistent, and transparent
development review process through early interdepartmental coordination and collaboration. The DRC provides a
structured yet informal forum for the technical review of development applications, ensuring compliance with
applicable local, state, and federal regulations, while supporting high-quality, well-planned growth consistent with
the Person County Land Use Plan and other adopted policies.
The intent of this section is to:
1. Improve communication and coordination among County departments and external reviewing agencies;
2. Identify and resolve technical, procedural, and policy issues early in the development process;
3. Provide applicants with a clear and consistent review pathway; and
4. Enhance transparency, predictability, and customer service in development review.
B. Establishment and Authority
1. The Development Review Committee (DRC) is hereby established as an interdepartmental staff committee
under the administration of the Person County Planning and Zoning Department.
2. The DRC is authorized pursuant to the North Carolina General Statutes, Chapter 160D, including but not
limited to Sections 301, 306, 401, 801, and 960, which permit the creation of administrative and technical
review processes by local governments.
3. The DRC shall operate in an advisory and administrative capacity, providing coordinated staff
recommendations on development applications. Final permitting and approval authority shall remain
vested in the appropriate administrative official, board, or governing body as specified elsewhere in this
Ordinance.
C. Composition
1. The DRC shall consist of representatives from departments and agencies with regulatory, technical, or
infrastructure-related responsibilities for development review, which may include but are not limited to:
o Planning and Zoning
o Environmental Healthy
o GIS
o Building Inspections
o County Attorney
o Economic Development
o Emergency Services
o Recreation, Parks and Art
o Soil and Water Conservation
o Transportation
o Tax Office/Register of Deeds
2. The Planning Director (or designee) shall serve as Chair of the DRC and may invite additional staff, agencies,
or consultants to participate on a case-by-case basis, depending on the nature and location of the
development proposal.
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D. Applicability
The DRC shall review all development applications or plans that, in the judgment of the Planning Director, would
benefit from coordinated technical review. Examples include but are not limited to:
• Major site plans and subdivision plats;
• Conditional zoning or special use applications;
• Non-residential and multi-family development proposals;
• Infrastructure improvements or utility extensions;
• Projects requiring multiple departmental or agency approvals; and
• Other applications as determined appropriate by the Planning Director.
E. Meetings and Procedures
1. The DRC shall meet on a regular monthly schedule, with additional meetings convened as necessary.
Meetings may be held virtually or in person as determined by the Planning Director.
2. Agenda and Materials: The Planning Department shall distribute a meeting agenda and all relevant
application materials to DRC members in advance of each meeting.
3. Technical Review Memorandum: Each department shall provide written comments or recommendations,
which will be compiled into a Technical Review Memorandum shared with the applicant prior to or during
the meeting.
4. Applicant Participation: Applicants, property owners, or their authorized representatives are encouraged
to attend the DRC meeting to discuss their proposal and address staff comments directly.
5. Follow-Up:
o If all comments are addressed in accordance with local and state regulations, the Planning
Department may proceed with formal processing and approval of the application.
o If additional information or revisions are required, the applicant shall submit the requested
materials for follow-up review.
6. Minutes and Documentation: The Planning Department shall maintain records of meeting outcomes and
staff recommendations.
F. Effect of DRC Review
1. The DRC acts as a coordinating and advisory body, not a decision-making entity. Its purpose is to consolidate
technical review comments and recommendations for the applicant and for any applicable approving
authority.
2. Recommendations from the DRC shall be considered part of the official record for the application and may
be used by staff, the Planning Board, or the Board of County Commissioners when rendering administrative
or quasi-judicial decisions.
G. Pre-Application Meetings
1. The Planning Department may offer optional pre-application meetings through the DRC process to assist
applicants in understanding applicable regulations, procedures, and submittal requirements.
2. Feedback provided during pre-application meetings shall be non-binding and intended solely to guide
applicants in preparing complete and compliant submittals.
H. Compliance and Enforcement
1. Development shall be carried out only in accordance with plans and documents approved through the DRC
and other applicable County review processes.
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2. Failure to comply with approved plans, conditions, or DRC recommendations may result in enforcement
actions authorized by this Ordinance, including but not limited to the issuance of Stop Work Orders or
revocation of permits.
I. Transparency and Public Access
The Planning Department shall maintain an electronic tracking system or similar method to monitor the progress
of applications through the DRC process. When feasible, information on meeting schedules, procedures, and project
status shall be made available to the public in the interest of transparency and accountability.
J. Administrative Guidelines and Support
The Planning Department may develop administrative guidelines or standard operating procedures (SOPs) to
implement this section, including application procedures, submittal requirements, review timelines, and
communication protocols. Such guidelines shall be consistent with this Ordinance and approved by the County
Manager or designee.
The Planning Department shall provide staff support to the DRC, maintain records of meetings and
recommendations, and ensure that DRC comments are incorporated into staff reports prepared for review by the
Planning Board, Board of Adjustment, or Board of Commissioners, as applicable.
K. Effective Date
This section shall take effect upon adoption by the Person County Board of Commissioners and shall apply to all
applicable development applications submitted thereafter.
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ATTACHMENT 3 – EXAMPLE - DRC MEMO TEMPLATE
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street,
Roxboro, North Carolina 27573
DRC Comment Memo
This Technical Review Memorandum (TRM) summarizes the interdepartmental staff comments provided during the
Development Review Committee (DRC) process. Its purpose is to ensure that all applicable County, State, and
Federal regulations are addressed early in the review process and that the applicant receives coordinated,
consistent feedback from all reviewing agencies. All comments provided herein are based on the materials
submitted as of the stated review date. Revisions or additional submittals may result in new or updated comments.
Project Name:
Map/Tax ID
Project Location:
Applicant/Owner:
Application Type: ☐ Site Plan ☐ Subdivision ☐ Rezoning ☐ Conditional Use ☐ Special Use ☐ Other:
_______
Date Submitted:
DRC Meeting Date:
Lead Planner:
1. Please address all outstanding comments before submitting revised plans.
2. Additional comments may be provided upon review of revised plans or as information becomes available.
3. Applicants are encouraged to contact the Lead Planner with any questions or to schedule a follow-up meeting.
DRC Comments
County Attorney Date: Staff Contact:
Comments:
Economic Development Date: Staff Contact:
Comments:
Emergency Services Date: Staff Contact:
Comments:
Environmental Health Date: Staff Contact:
Comments:
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GIS Date: Staff Contact:
Comments:
Inspections Date: Staff Contact:
Comments:
NCDOT Date: Staff Contact:
Comments:
Planning and Zoning Date: Staff Contact:
Comments:
Recreation, Parks and Arts Date: Staff Contact:
Comments:
Soils and Water Date: Staff Contact:
Comments:
Tax Office Date: Staff Contact:
Comments:
Transportation (PATS) Date: Staff Contact:
Comments:
V. NEXT STEPS AND DEADLINES
Task Responsible Party Deadline / Status
Address all outstanding comments Applicant
Departmental follow-up review and confirmation Assigned Departments
Final DRC sign-off / clearance for permit processing Planning & Zoning
Scheduling of applicable Board or Permit Review Planning Staff
VI. DRC CONCLUSION ☐ All identified issues have been resolved. ☐ Additional revisions or clarifications are required before final approval.
12 | Page
Contact Information:
Lead Planner:
Name: __________________________
Title: __________________________
Email: __________________________
Phone: _________________________
Planning & Zoning Department Contact:
Planning@personcountync.gov
(336) 597-xxxx
Prepared by:
Person County Planning & Zoning Department
Date Issued: _________________________
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PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street,
Roxboro, North Carolina 27573
AGENDA ITEM C.8
I. Background
North Carolina General Statute 160D-705 authorizes local governments to impose “reasonable and appropriate
conditions and safeguards” when approving Special Use Permits (SUPs). Person County’s SUP regulations, codified
in Planning Ordinance Section 155 (Special Use Permits), were last amended on May 3, 2021. Since that time, the
County has adopted a new Joint Land Use Plan with the City of Roxboro (November 15, 2021) and is actively
collaborating with the Upper Neuse River Basin Association to update the Falls Lake Rules for critical watershed
areas.
The County is currently navigating several emerging issues that may directly influence how the Board of
Commissioners evaluates SUP applications in its quasi-judicial capacity, including but not limited to:
• Determining what constitutes “reasonable and appropriate conditions and safeguards” for SUPs involving Event
Centers, Equipment Rental, Open Storage, and other nonresidential uses
• Evaluating whether properties located within the County’s critical watershed areas warrant more stringent
conditions and safeguards than properties outside those areas
• Clarifying how land use regulations apply to residentially zoned property in the R and RC districts, particularly
when proposed activities fall outside the scope of “bona fide farm purposes.”
In response to recent land-use challenges—such as large-scale farm parties, anticipated updates to the Falls Lake
Rules replacing the Interim Alternative Implementation Approach (IAIA Rules), and the County’s evolving
multimodal network driven by airport expansion, greenway development, and safety improvements—Planning staff
have initiated a review of the SUP regulations to identify needed clarifications and ensure that the ordinance
effectively addresses current and emerging development pressures.
III. Summary of Information
Examples of “reasonable and appropriate conditions and safeguards” are tied to local authority and cannot
impose conditions like taxes and impact fees, these include:
• The use will not endanger public health or safety and is developed and operated per the submitted plan.
• The use will not substantially injure the value of adjoining or abutting property.
• The location and character will be in harmony with the surrounding area and consistent with the local land
use plan.
• The development will comply with all other requirements of the zoning ordinance.
• Significant adverse impacts on the natural environment (e.g. noise, glare, odor, etc.) will be mitigated.
North Carolina Counties have updated their local ordinance to include specific SUP standards below are examples:
Wake County
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Before the Board of Adjustment can approve any Special Use Permit petition, it must first reach each of the
following conclusions:
1. The proposed development will not materially endanger the public health or safety.
2. The proposed development will comply with all regulations and standards generally applicable within the
zoning district and specifically applicable to the particular type of special use or class of special uses.
3. The proposed development will not substantially injure the value of adjoining property or is a public necessity.
4. The proposed development will be in harmony with the area in which it is located.
5. The proposed development will be consistent with the Wake County Land Use Plan.
Planning Staff conduct a comprehensive review through detailed checklist prior to Board of Adjustment meeting.
Franklin County
All site plans for Special Use Permits shall be prepared by a licensed surveyor or engineer, with the minimum
requirements listed below:
• Topography: Topography of the site at contour intervals not greater than 10 feet.
• Structure: Location and approximate size of all existing and proposed buildings and structures within the site
and on the lots adjacent thereto.
• Circulation: Proposed points of access and egress and pattern of internal circulation.
• Lighting: Proposed lighting location and design.
• Buffering: Shall be required.
• Parking and Loading: Layout of parking spaces and type of proposed surfacing.
• Drainage: Proposed provision for storm drainage (including retention pond facilities, when applicable),
approved by the Administrator.
• Landscaping: If applicable.
• Utilities: Location of all existing and proposed utilities if the development is to be serviced by public utilities
including but not limited to water, sewer, and gas.
SUP processes take 60 to 90 days to process after receiving a complete application.
Given these emerging needs and best practices, the Planning Director recommends clarifying the Special Use Permit
section of the Planning Ordinance to incorporate specific standards that support the Board of Commissioners’
decision-making process and address recent land-use issues. A proposed Text Amendment is included in the
attachment.
IV. Comprehensive Plan Consistency
Person County Planning Ordinance Section 153, Amendments to the Zoning Map or Ordinance, as well as NCGS §
160D-604 & § 160D-605, requires consistency with the adopted Compressive Plan. A statement reflecting the
consistency must accompany the Planning Board recommendation. A general statement of plan consistency and a
desire for clear regulations can be used as adequate support.
VI. Submitted by
Nishith Trivedi, Planning Director
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155-1 Special uses are land uses which in some circumstances may be compatible with and desirable in the districts
in which they are designed as special uses, but they may also have characteristics which could have detrimental
effects on adjacent properties if not properly designed and controlled. Special uses add flexibility to the Planning
Ordinance. By means of controls exercised through the Special Use Permit procedures, property uses which would
otherwise be undesirable in certain districts can be developed to minimize any bad effects they might have on
surrounding properties.
To ensure public health, safety, and welfare, certain special uses—such as Event Centers, Equipment Rental, and
Open Storage—are recognized as having unique operational characteristics that warrant additional, clearly defined
conditions and safeguards. These uses shall be evaluated separately from other nonresidential uses to ensure that
any potential adverse impacts related to traffic, noise, lighting, intensity, or site operations are fully mitigated.
Properties located within designated critical watershed areas shall be subject to more stringent performance
standards, conditions, and safeguards than comparable uses located outside such areas, due to the heightened
need to protect water quality and watershed integrity.
Special Use Permits shall not be used to authorize activities that fall outside the scope of “bona fide farm purposes,”
as defined in N.C.G.S. 160D-903. Any proposed use claiming farm status must demonstrate compliance with
statutory criteria. Activities that do not meet bona fide farm thresholds shall be reviewed as special uses under this
section and must meet all associated standards and conditions.
155-2 Submission of Petitions - Petitions for Special Use Permits shall be submitted to the Planning and Zoning
Department for review according to the published Board of Commissioners yearly meeting schedule on file in the
Planning and Zoning Department. The petition shall include the following:
1.A complete Application for a Special Use Permit accompanied by a site plan, prepared by a North Carolina
professional land surveyor, engineer, or architect. The site plan, drawn to scale, shall depict the
following (amended 9/2/2008):
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)Topography of site, at contour interval no greater than ten (10) feet, location of perennial and
intermittent waters, 100-year flood plains;
d)Location and approximate size of all existing and proposed buildings and structures within the site
and existing buildings and structures within five hundred feet adjacent thereto;
e)Proposed points of ingress and egress together with the proposed pattern of internal circulation;
f)Existing and proposed parking spaces;
g)Proposed provisions for water supply and sewage disposal;
h)If the site is located in a designated drinking water supply watershed, the plan shall also:
i.Depict the location of existing (labeled according to the date of establishment) and
proposed impervious surfaces and respective totals in square feet;
ii.The total land area of the lot(s) outside of the road right-of-way(s) in square feet.
i)In addition to requirements listed above, a Special Use Permit site plan for a radio, telephone, or
television tower must show compliance with Note 9 of this ordinance. (Amended 7/1/2002)
j)In addition to requirements listed above and those listed in Section 81 of this Ordinance, a Special
Use Permit site plan for a camper/recreational vehicle park must show compliance with the
following:
i.A minimum lot size of two acres is required.
ii.Density to be 2500 square feet for each tent or trailer space.
iii.A minimum undisturbed fifty-foot buffer from all property lines.
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iv. Each campsite shall contain a stabilized parking pad of either pavement or gravel and one
off-street parking space.
v. A sanitary source of drinking water shall be not more than 200 feet, toilet facilities not more
than 400 feet and wash houses not more than 1500 feet from any tent or trailer space. This
provision shall not apply where community water and sewer connections are provided to
trailers having self-contained kitchens and bathroom facilities. (Added 8/2/2010)
k) A watershed impact analysis demonstrating compliance with enhanced critical-area standards,
including stormwater controls, lighting limitations, operating hour restrictions, and noise
attenuation measures.
l) Additional conditions or safeguards may be required for Event Centers, Equipment Rental, Open
Storage, or similar uses to ensure compatibility with the watershed’s environmental sensitivity.
m) Any applicant claiming exemption under bona fide farm purposes shall submit documentation
demonstrating compliance with N.C.G.S. 160D-903. Uses not meeting that definition shall be
subject to full SUP review.
n) The property owner and/or applicant shall have the burden of proving that the proposed special
use will not materially injure the value of adjoining or abutting property.
Each petition shall be accompanied by a fee to defray the cost of advertising and other administrative costs
involved.
NEW SECTION – 155-3: Reasonable and Appropriate Conditions and Safeguards
Purpose.
To ensure that Special Use Permits are issued in a manner that protects public health, safety, and welfare,
the Board of Commissioners may impose reasonable and appropriate conditions and safeguards pursuant
to N.C.G.S. 160D-705. These conditions shall be tailored to the specific use, site context, zoning district, and
environmental conditions.
General Standards for Conditions.
Conditions and safeguards imposed on any Special Use Permit shall:
1. Be reasonably related to the impacts of the proposed use;
2. Be supported by competent, material, and substantial evidence presented at the quasi-judicial hearing;
3. Not include taxes, impact fees, or unrelated financial contributions;
4. Be clear, measurable, and enforceable.
(C) Use-Specific Conditions for Event Centers, Equipment Rental, Open Storage, and Similar Uses.
Due to their unique operating characteristics, the Board may apply additional performance standards to
these uses, including but not limited to:
1. Operational controls: limits on hours of operation, event frequency, outdoor activity, and maximum
occupancy.
2. Noise and light mitigation: buffers, shielding, decibel limits, curfews, and photometric standards.
3. Traffic and access management: driveway improvements, turn lanes, sight-distance compliance,
parking controls, and designated loading or equipment-storage areas.
4. Public safety protections: fire access, crowd control planning, temporary structure review, emergency
response coordination, or on-site management requirements.
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(D) Enhanced Safeguards for Critical Watershed Areas.
Special Use Permits located within a designated critical watershed area shall meet enhanced environmental
protections including, but not limited to:
1. Reduced impervious surface thresholds
2. Enhanced stormwater controls exceeding minimum watershed requirements
3. Expanded vegetative buffers and riparian protection measures
4. Limitations on lighting, noise, and site disturbance
5. Additional site-specific conditions necessary to protect water quality and watershed functions.
(E) Uses Outside the Scope of a Bona Fide Farm Purpose.
If an applicant asserts a bona fide farm exemption but fails to demonstrate compliance with N.C.G.S. 160D-
903, the proposed use shall be subject to Special Use Permit review. Conditions may include:
1. Clear separation of agricultural and non-agricultural activities
2. Mitigation of impacts associated with commercial activities occurring on residential or agricultural
property
3. Limits on traffic, noise, customer access, hours, and event-related operations
4. Additional protections to ensure compatibility with surrounding rural areas.
(F) Recordation of Conditions.
All conditions imposed by the Board shall be stated in the written approval, recorded in the permit, and
binding on the property as part of the land-use entitlement.
NEW SECTION – 155-4: Findings of Fact Required for Approval
Before issuing any Special Use Permit, the Board of Commissioners shall make each of the following findings based
on competent, material, and substantial evidence presented at the quasi-judicial hearing:
1. Public Health and Safety.
The proposed use, as designed, conditioned, and operated, will not endanger the public health or
safety.
2. Compliance With Ordinance Requirements.
The proposed use complies with all applicable requirements of the Planning Ordinance, including
supplemental standards and any district-specific regulations.
3. Protection of Property Values.
The proposed use will not substantially injure the value of adjoining or abutting properties, or the use
is a public necessity.
4. Harmony With the Surrounding Area.
The location, scale, design, and character of the proposed use are in harmony with the surrounding
area and consistent with adopted land use plans.
5. Environmental Protection.
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Significant adverse impacts on the natural environment—including noise, lighting, stormwater runoff,
traffic, glare, odor, habitat disturbance, or watershed impairment—will be adequately mitigated
through site design or imposed conditions.
6. Public Infrastructure Adequacy.
Adequate public facilities—including roads, fire protection, and utilities—exist or can be provided to
serve the proposed use safely and efficiently.
7. Consistency With Adopted Policies.
The proposed use is consistent with the goals and policies of the Joint Land Use Plan, watershed
protection requirements, and other adopted County plans.
A permit shall be denied if any required finding cannot be affirmatively made.
PERSON COUNTY
PERSON COUNTY PLANNING BOARD MEETING MINUTES
Person County Office Building, Room 215
February 9, 2023, 7:00 PM
CALL TO ORDER/DETERMINATION OF A QUORUM
Chair Walker determined that a quorum was met and called the meeting to order at 7:00 P.M.
ROLL CALL
Members Present: Chair Barry Walker, Vice Chair Sandra Majors, Thomas Bradsher, Robert Allen, Tabitha
George, Zakiya James, and Cynthia Lynch
Staff Present: Chris Bowley, AICP, Planning Director, Sarah Moore, Planner, and Michie Brandon,
Planning Technician and Board Recording Secretary
CONFLICT OF INTEREST AVOIDANCE REMINDER & DECLARATIONS
All present members stated they did not have any conflicts of interest.
DISCUSSION/ADJUSTMENTS/ADMINISTRATIVE APPROVALS
Michelle Solomon swore in all new Board Members.
AGENDA ITEM(S)
Petition RZ-01-22 – A request by the Applicant, Tim Godwin, to rezone ±3.12-acres of a ±4.28-acre parcel
(Subject Property), located at Tax Map and Parcel No. A63 409, from G-I (General Industrial) to R
(Residential) to unify the parcel with an R (Residential) zoning designation.
Mr. Bowley presented the staff report and Chair Walker asked if he had information of the surrounding land owners.
Mr. Bowley stated there was an adjacent property owner notification list per application that staff sends for public
notification to property owners within 500-ft. of the subject property. Member Lynch stated that the zoning map
provided in the report has dotted red and dotted green lines and that some of the industrial zoned land seemed
landlocked. She asked about the easements on this map and if tucks will use that easement to go in front of his house.
Mr. Bowley explained that they were unimproved easements and it would take property owner approval and roadway
construction for that to occur. He stated that there would also have to be a specific purpose to create the road, the
easement leads to the rural community of Ai, and truck traffic is oriented towards the signalized intersection and will
use US 501, a major arterial to accommodate trucks.
Member Lynch asked about the history of the lot shape in request and Mr. Bowley stated that the shape is based on
the area surveyed by the property owner and purchased from the adjacent property owner. He added that it is a legally
conforming lot per the Planning Ordinance. Member Lynch asked about the blue line on the attached survey and Mr.
Bowley responded that it was drawn on the original copy and not removed. Member Lynch asked, as the County
Planner, if there is an issue losing land zoned industrial to residential. Mr. Bowley stated for this location, the zoning
lines on the Official Zoning Map do not follow parcel lines, and the G-I zoning district is drawn in a straight line
across several properties. He added that industrial land uses would benefit from having central water and sanitary
sewer service and that the G-I designated properties outside of the industrial park do not have central utility service.
He added about the cost to extend utility lines to the properties and having the central capacity to serve those sites. He
stated that the development pattern of the area is that more properties may be rezoned to RC or R. Member Lynch
stated she supported Comprehensive Plan Guiding Principle 1.5, but asked about one home using principle 2.6. Mr.
Bowley stated that the Comprehensive Plan is a 20-year long range vision plan that should include the equivalent of
four five-year capital improvement programs and that the policies in the Comprehensive Plan are community-wide,
not only for one property.
Tim Godwin, 229 Edgar St., Roxboro. Mr. Godwin, the Applicant, stated that he spoke with neighbors on both sides
of the property, Mr. Ashley, and the Rogers family whom he purchased the land, prior to applying. He stated that all
individuals were unopposed to his application. He mentioned for the easement, that they purchased the entirety of the
farm of 50-acres that was a family subdivision. Member Lynch confirmed by question, the 50-acres, but the zoning
application is for less. Mr. Godwin stated how he draw a line straight across to separate the four-acre homesite from
the remaining property that will be farmed. Member Lynch asked if property will be subdivided in the future and Mr.
Godwin stated, no, it is for his use. Chair Walker asked for comments from the audience and there were none.
Member Bradsher stated that if some industrial company bought the land and wanted to do something on Mr. Godwin’s
land that it will not a possibility. Member Allen commented on the 50-acres and Member George stated she thought
it fit with the residential area nearby. Chair Walker stated that he initially thought the application was about a flag lot,
which the Board has discouraged in the past. Member George stated that the offense of a flag lot existing on this parcel
at the north end near Dink-Ashley Rd. Member Allen stated that this does not look to be a flag lot, as they apply to
multi-family areas. He added that this single lot with a single purpose is embedded in the 50-aces and does not seem
to apply. Member Lynch concurred that it does not appear to be a flag lot, as she defines them with their own access
and a staff strip of land, where this lot is behind two other lots. Mr. Bowley stated that the strip of land that extends to
Dink-Ashley Rd. is an easement and not part of the Godwin’s lot. He stated that, as a result, it is not a flag lot since
there is no strip of land to make the “flag pole”. He added that in this case, the new lot is being subdivided from a
larger parent tract and creates a smaller tract. Member George asked if there was any other access to the property and
Mr. Godwin responded, no. Member Lynch asked of the location for the flag lot definition and Chair Walker stated
Section 53.9 of the Subdivision Regulations. Member Lynch asked if the easement is an improvement for access and
Mr. Bowley stated that will be determined when it is constructed.
Chair Walker asked for a motion. Member James made a motion to approve rezoning application RZ-01-22 and
Member George seconded the motion. The Board voted and the motion passed unanimously (7-0).
Member Allen asked if the U.S. Flue Cured property was zoned G-1 and Mr. Bowley stated, yes. Member George
asked for the UDO with the RC zoning district if the County will be changing the district’s name and providing for a
clear definition. She opined that the RC name causes controversy, because people believe it is for conserving property.
Mr. Bowley stated that zoning districts can be named to accommodate the community and Member Allen whether
there was a general statute to name zoning districts. Mr. Bowley responded, no, it is a local government’s decision.
ADJOURNMENT
Chair Walker asked for a motion to adjourn the meeting. Member Allen motioned to adjourn. The motion was
seconded by Member Bradsher seconded. The Board voted and the motion passed unanimously (7-0). The meeting
adjourned at 8:04 P.M.
Respectfully Submitted,
____________________________________
Chair Barry Walker
___________________________________
Recording Secretary, Michie Brandon, Person County Planning and Zoning – Planning Technician
PERSON COUNTY
PLANNING AND ZONING DEPARTMENT
325 S. Morgan Street, Suite B
Roxboro, North Carolina 27573
November 13th, 2025, 7:00 PM
CALL TO ORDER/DETERMINATION OF A QUORUM
Chair George called the meeting to order at 7:00 and determined a quorum had been met.
ROLL CALL
Members Present: Member James, Member Lynch, Member Lester, Member Wagstaff, Vice
Chair Allen
Members absent: Chair George
Staff Present: Planning Director Nishith Trivedi, Michie Brandon Planning Technician,
and Board Recording Secretary
CONFLICT OF INTEREST AVOIDANCE REMINDER & DECLARATIONS
All members stated they did not have a conflict of interest.
A. STAFF PROPOSED TEXT AMENDMENTS
1. Petition TA-15-25 – Amend the Variance standards to be in accordance with State Law NCGS
160D
Director Trivedi explained that this amendment updates the ordinance language to meet current
state law. Member Lynch asked whether the language was taken directly from the statute or
rewritten for clarity. Director Trivedi stated it was rewritten but fully aligned with § NCGS 160D.
Member Lynch confirmed the changes are necessary for compliance. Director Trivedi affirmed
that some current standards needed to be rephrased to ensure compliance with state law.
Vice Chair Allen sought clarification on whether subsections (a–d) were being removed and
consolidated. Director Trivedi confirmed that these subsections were reorganized for clarity and
structure, reiterating that the regulatory standards themselves are not being altered, only clarified
and presented in a more coherent format.
Consensus: The Board agreed to forward TA-15-25 to a public hearing before the Planning Board
next month.
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11/13/25
page 2 of 5
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.
Vice Chair Allen asked why a 12-month waiting period existed. Director Trivedi stated he did not
know its origin but noted some jurisdictions use such limits to prevent repetitive filings.
Member Lynch asked whether another mechanism exists to prevent repeated applications. Director
Trivedi explained that the proposed rewording would prevent it in the future.
Consensus: The Board agreed to forward TA-16-25 to the next Planning Board meeting for a
public hearing.
3. Petition TA-17-25 – Amend the Planning Ordinance Section 72 Landscaping and Buffers.
Director Trivedi stated that the purpose of the discussion was to introduce possible clarifications
related to the “opaque” nature of buffers as previously discussed. The changes presented rewords
standards, so they are more subjective for staff review.
Whether examples and best-practice charts should be included in the ordinance or kept as reference
materials. Director Trivedi clarified they are simply for reference and discussion purpose at this
time and for members to provide guidance as to which direction they would like to go in clarifying
the Landscape and Buffer.
There appears to be a lack of enforceable guidelines if details are removed before new standards
are adopted. Director Trivedi clarified enforcement of the ordinance is in another section of the
Planning Ordinance.
Members questioned the applicability to special uses and industrial uses, and whether buffers
should apply to all uses. Director Trivedi clarified as this would apply to all uses, by right, special
use, all districts as indicated in the charts.
Member James expressed concerns regarding feasibility, such as an 8-ft brick wall in a Type C
buffer. Director Trivedi clarified that it was only an example, from another jurisdiction. Person
County would need to establish its own standards unique to the County.
Members expressed the need for clear parameters so applicants can estimate project costs. Director
Trivedi proposed a Person County specific version of the Landscape and Buffer Ordinance at the
public hearing should this move forward to it. This will include the relationship between watershed
regulations, environmental standards, and buffer requirements.
Members are interested in keeping standards simple, focused on land protection, and consistent
with state watershed requirements. Director Trivedi stated he will present proposed full landscape
and buffer standards in December, including Person County–specific details and best practices for
Board review.
Person County Planning Board
11/13/25
page 3 of 5
Consensus: The Board agreed to forward TA-17-25 to the Planning Board based on current
research and practices with a simplified Person County specific regulation.
4. Petition PB-11-25 – Amend the Planning Board Rules and Procedures
Member Lynch expressed concerns regarding the proposed limits on public speaking time and the
requirement that speakers sign up at least ten minutes before the meeting. Director Trivedi
explained that the public is given extensive opportunities to review materials and submit comments
well in advance of the meeting. Planning Board packets are published two weeks prior, and any
written comments received during that period are included in the Board’s meeting materials. Vice
Chair Allen acknowledged that Board members have previously received public emails in their
packets. Director Trivedi further emphasized that the Planning Board’s public hearing offers an
additional opportunity for public participation, discussion now and subsequently at the hearing,
with further opportunities available when the matter proceeds to the Board of County
Commissioners for its public hearing.
Members also inquired about the removal of public notice language from the Planning Board’s
Rules and Procedures. Staff clarified that all notice requirements are already stipulated in the
Planning Ordinance. Including similar language in multiple documents increases the risk of
inconsistencies; therefore, the proposed revision removes duplicative language to ensure that the
Planning Ordinance remains the single authoritative source for notice procedures.
Concerns were raised regarding the absence of a provision addressing special meetings. Staff
confirmed that any special meeting would follow the same publicly noticed schedule and statutory
procedures as regular meetings. They further noted that special meetings would occur only at the
direction of the Board of Commissioners, and staff prefer to keep such actions aligned with
regularly scheduled meetings whenever possible.
Members also discussed issues of fairness and efficiency, particularly the need for time limits on
public comments to ensure the Planning Board can complete its responsibilities in a timely manner.
Director Trivedi explained that setting uniform time limits is an equitable approach, ensuring all
speakers have equal opportunity to be heard. He noted that this mirrors the Board of
Commissioners’ own public comment procedures. He also clarified that the proposed amendments
refine stipulations using Robert’s Rules of Order, particularly regarding the closure of debate and
the requirement to take action once discussion has concluded.
Finally, members asked whether the Chair retains discretion to suspend the rules when appropriate.
Staff confirmed that the proposed amendments do not change or diminish the Chair's existing
authority to manage meetings.
Motion: To set the public speaker registration cutoff at 10 minutes before the meeting.
Vote: Passed 3–2 (Allen and Lynch opposed; Wagstaff abstained).
Consensus: The Board agreed to forward PB-11-25 to the next Planning Board meeting for a public
hearing.
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page 4 of 5
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.
Director Trivedi explained this is simply moving content from one area of the Planning Ordinance
to another and consolidating the Subdivision Regulations into one document, not regulations are
being changed with this proposed text amendment.
Consensus: The Board agreed to forward TA-18-25 to the next Planning Board meeting for a
public hearing.
A formal motion was taken to move all 5 petitions to the December Planning Board meeting for
a public hearing.
Motion: Member James Second: Member Lester Vote: Passed 5–0
B. APPROVAL OF MINUTES
1. Minutes of October 9, 2025
Member Lester stated she was not present at the October 9 meeting.
Member Lynch requested corrections: change “que” to “cue” and adjust wording on the last page
(“the” to “there”).
Motion: Approve the October 9, 2025 minutes as amended.
Motion: Member Lynch Second: Member James Vote: 5–0
2. Minutes of October 16, 2025
Member Lester noted she was present at this meeting.
Motion: Approve the October 16, 2025 minutes as amended.
Motion: Member Wagstaff Second: Member James Vote: 5–0
E. OTHER BUSINESS AND ANNOUNCEMENTS
1. Information session on NCGS 160D, Planning, and Zoning.
Director Trivedi provided a brief presentation on Planning and Zoning, highlighting current
development trends, key regulatory frameworks, and areas where additional clarification may be
beneficial. During the discussion, members requested that staff revisit a prior text amendment
concerning the Rural Conservation District. They expressed interest in exploring how the
ordinance could be refined to more clearly balance the County’s goals of supporting responsible
rural development while preserving the natural, agricultural, and scenic resources that define rural
areas.
Members emphasized the importance of ensuring that the standards within the Rural Conservation
District are easy to understand, consistently applied, and aligned with the County’s broader land-
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page 5 of 5
use and environmental objectives. They also noted that clearer language may help applicants better
anticipate development requirements and reduce the need for repeated revisions during the review
process. Staff agreed to re-evaluate the earlier amendment and consider potential adjustments that
would promote clarity, maintain conservation priorities, and facilitate appropriate rural growth.
ADJOURNMENT
Vice Chair Allen moved to adjourn, member James seconded, and the motion passed unanimously
(7-0). The meeting adjourned at 8:15 P.M.
___________________________________
Chair Tabitha George
___________________________________
Recording Secretary, Michie Brandon
Planning Technician, Person County Planning and Zoning