01-08-2026 Presentation PBPlanning BoardJANUARY 8, 2026
OutlineC. 1 – 32ndpublic reviewInitial DiscussionFeb – Public HearingC.4Follow up as requestedE. Other BusinessDepartment UpdateChange to AgendaApprove 2026 Meeting Calendar
Item 6 – 8 – Text Amendments 1, 2, and 3, for 2026•Petition TA-1-26– Amend Planning Ordinance moving Flood Damage Prevention Ordinance, MinimumConstruction Standards for Private Roads, Solar Energy System Ordinance, Ordinance RegulatingSexually Oriented Businesses, and Zoning Ordinance to Limit Height of Objects Around Person CountyAirport into the Planning Ordinance and format Planning Ordinance for consistency and clarity.•Petition TA-2-26– Amend Planning Ordinance to include Technical/Development Review Committee•Petition TA-3-26– Amend Planning Ordinance to include Special Use Permit Standards.
Petition TA 1-26– Planning Ordinance Update
Subdivision RegulationsPetition TA 1-26– Planning Ordinance UpdateJanuary 5, 2026 – BOC approved•Appendix A as Article III •Move to Article VII Section 70•Appendix B as Article IV•Move to Article VII Section 70•Appendix C as Article X•Move to Article VII Section 71•Subdivision Regulations as Article XVII•Move to Article XIVStaff recommended Best Practice
4 ordinances consolidated into 1Petition TA 1-26– Planning Ordinance Update
Step 2 - Format, citations, table of contents, and quality controlsHeading Structure update•ARTICLESECTIONSubsection•Consistent formatting, capitalization, spacing, indent, etc.Numbering update•Level 1 = 1LEVEL2 = a)Level 3 = i.•Reflected in citations and cross referencesPage numbers, Header, FooterUpdate Table of ContentsConduct final read through and QCFUTURE TEXT AMENDMEDNT • Consolidate Definition and Sections – all in one common area, no change in regulations o Date – to be determined Petition TA 1-26– Planning Ordinance UpdateEditorial cleanup NOT regulatoryPublic Hearing – February
Petition TA 2-26– Technical/Development Committee1. BackgroundWhy?Benefits2. Legislative Authority and Best PracticeNCGSOther NC Counties3. WorkshopActivity 1 – ResidentialActivity 2 – Commercial4. RecommendationTRC/DRC
Background – Why?Source: James Whitworth, CartoonstockSource: Firuz Kutal, CartoonstockSource: Bart Boozendaal, CartoonstockSource: Smart CodeCurrent Future
BackgroundGoal•Coordinating and consolidating technical reviews of all development applications•Streamlining communication among departments responsible for land use•Ensuring compliance with all local, state, and federal regulations•Providing applicants with a single point of contact throughout the development approval process.Objective•Text Amendment - Add Section 150-4 – TRC/DRC•Monthly hybrid meeting – TEAMS + Planning Conference room – with applicant•Managed by Planning and Zoning Department •Technical Memo – TRC/DRC form
Background – Why?0102030405060708090Jan Feb Mar Apr May Jun Jul Aug Sept Oct2025 Application by TypeABC Zoning ComplianceBona-fide FarmGroup Home/Family CareHome OccupationNon - ResidentialResidentialSignStormwater - Exceed ThresholdStormwater - Under Threshold
ApplicantEnv. HealthBldg. Ins.Planning & ZoningEcon. Dev.EMS, Fire, SheriffPATS / NCDOTWeek XWeek YMonth AMonth CWeek ZMonth BWhere does applicant really start?•Depends on the applicationWhen does applicant get approved?•Depends on the applicationWhat happens when a department says no or raises concerns within the process?•Remains unresolved or•Approved by one, unknown by anotherWhat and when does it go before the public?•Depends: by-right, interior renovation, scale,Rezoning, SUP, CD, etc.When is a project complete?•Depends: CO, Permit, Plat, etc.Background – Why? (Current)
ApplicantPlanning and ZoningApplicantEnv. HealthBldg. Ins.Econ. Dev.EMS, Fire, SheriffPATS / NCDOTApplicant starts with PlanningPlanning conducts TAC/DACThe TAC/DACw/applicant•Applicant starts in January and finishes in January•If public (PB BOC) – finish February •All departments comment on application in one meeting•All issues addressed in one meeting, before it is public or processedBackground – Why? (Future – Proposed)
Benefit– Internal and External Customer Service•Early Guidance Option: Optional pre-application meetings help applicants navigate requirements early.•Clear Legal Basis: DRC procedures and standards are formally codified for consistency and transparency.Legal Review Complete•Transparent Tracking: Digital tools allow staff and applicants to track review progress in real time.•Required Review Points: DRC review occurs before major permits to ensure coordinated oversight.•Comprehensive Review: All relevant departments review projects together to avoid inconsistent approvals.•Complete Applications Only: Incomplete/inaccurate applications are not accepted, readiness from the start.•Enforcement Authority: The County can issue Stop Work Orders or other actions for non-compliance.•Final Inspection Required: Projects must pass a final review before a Certificate of Occupancy is issued.Background – Why?
Legislative Authority– NCGS 160D•301, 306: Internal Boards and Staffing•401: Administrative Decisions•801: Subdivision Regulations•960: Community Appearance•1311: Community Development and Redevelopment•1403: Judicial ReviewLegislative Authority and Best PracticeGuilford County• All Site Plans, Development Plans, and PlatsPender County• Includes Environmental Health, EMS, Fire Marshal•Regular ScheduleAlamance County• Includes Building Inspection, Health• Coordinated by PlanningPitt County• Public Body• All development
Legislative Authority and Best Practice – Staff Report
County Staff Workshop – November 17 and 20, 2025Will this streamline the development review process or increase processing time for customers?It will streamline the process.1 meeting to address and resolve all (multidepartment) concerns associated with that development applicationHow will this save time for staff and applicants?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?Most applications require multiple approvals (e.g. Planning, Environmental Health, and Building Inspections)Under the proposed framework, they will not, start and end with PlanningWe already hold pre-application meetings with applicants. How does this improve the current process?At present, applicants must schedule multiple separate pre-meetings with individual departments. This will consolidate into a single coordinated and comprehensive pre-application meeting with all departments.Will this prevent customers from visiting individual departments?No. Customers may still visit any department for administrative assistance, general inquiries, or research needs.Petition TA 2-26– Technical/Development Committee
TAC/DAC• By-Right & Rezoning• Special Use & Conditional Districts• External Construction• Development in Overlay District• Subdivision(s) Non-TAC/DAC• Home Occupancy• Interior renovation•SignsPetition TA 2-26– Technical/Development CommitteeStaff RecommendationPublic Hearing – February
Petition TA3-26– SUP StandardsNCGS 160D-705 – authorizes local government to impose “reasonable and appropriate conditions and safeguards”when approving Special Use Permits.•Person County Codifies SUP in Planning Ordinance Section 155 (last amended May 2021)•Since then, County adopted Joint Land Use Plan with City of Roxboro (Nov 2021)•County is active in Upper Neuse River Basin Association (UNRBA) for to meet DEQ Falls Lake Rules•Public Draft updated rules anticipated March 2026, replacing IAIA•Approved County Commissioners to determine SUP approval•Faced challenges with Farm Parties (e.g. Event Centers), Equipment Rental, and other non-residential uses•Uses that fall outside the bona fide farm exemption, especially in R and RC districtsExamples of “reasonable and appropriate conditions and safeguards”.•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 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.
Section 155-1 – Add:To ensure public health, safety, and welfare, certain special uses—such as Event Centers, Equipment Rental, andOpen Storage—are recognized as having unique operational characteristics that warrant additional, clearly definedconditions and safeguards. These uses shall be evaluated separately from other nonresidential uses to ensure thatany 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 performancestandards, conditions, and safeguards than comparable uses located outside such areas, due to the heightened needto 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 statutorycriteria. Activities that do not meet bona fide farm thresholds shall be reviewed as special uses under this section andmust meet all associated standards and conditions.Petition TA3-26– SUP Standards
Wake County SUP Standard• Will be consistent with Wake County Land Use Plan• 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.• Plus 4 typical standards• Staff has detail checklist for all standards and regulations; applicant must meet ALLPetition TA3-26– SUP Standards
Franklin County SUP Standard• Topography, Structure, Lighting, • Parking and Load• Circulation• Buffering and Landscaping• Utilities and Drainage• SUP Process time 60 to 90 days after Complete ApplicationPetition TA3-26– SUP Standards
Section 155-2 – Add:A watershed impact analysis demonstrating compliance with enhanced critical-area standards, including stormwatercontrols.Additionally, other standards including lighting limitations, operating hour restrictions, and noise attenuationmeasures.Additional conditions or safeguards may be required for Event Centers, Equipment Rental, Open Storage, or similaruses to ensure compatibility with the public health, safety, welfare and environmental sensitivity.Any applicant claiming exemption under bona fide farm purposes shall submit documentation demonstratingcompliance with N.C.G.S. 160D-903. Uses not meeting that statute shall be subject to full SUP review.The property owner and/or applicant shall have the burden of proving that the proposed special use will notmaterially injure the value of adjoining or abutting property.Petition TA3-26– SUP Standards
Add new Section 155-3: Reasonable and Appropriate Conditions and SafeguardsAdd (C) Use-Specific Conditions for Event Centers, Equipment Rental, Open Storage and Similar Uses.Add (D) Enhanced Safeguards for Critical Watershed AreasAdd (E) Uses Outside the Scope of a Bona Fide Farm PurposeAdd (F) Recordation of ConditionsAdd New Section 155-4: Findings of Fact Required for ApprovalPetition TA3-26– SUP StandardsPublic Hearing – February
TA 17-25 – Landscape and BuffersNOT Indentions = no Sub-sectionsBullets are regulations for that specific statute•Industrial is 150’ or 50’ adjacent to residential•No regulation about adjacent to commercial•Or residential adjacent to commercialNo Zoning District or Use specified = applies to all uses and districtsCurrent
TA 17-25 – Landscape and BuffersInitially discussed in November 2025Replace: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. WithBuffers are meant to provide a visual separation between land uses that may not be compatible. The visual separationneed not be opaque, but adequate in the permit issuing authority’s finding to provide the necessary protection to theless intensive use.
As development continues to occur in rural Person County•Increase in impervious surfaces = increases erosion and runoff•Impacting water quality and resources in all 3 watersheds•Falls•Tar-Pamlico•Roanoke
TA 17-25 – Landscape and BuffersDoes NOT:•Reduce the number of dwelling units permitted per acre•Remove or restrict any permitted uses•Reduce floor area ratios or intensity metrics•Rezone any property•Create any nonresidential nonconformityPer County Attorney Legal ReviewHonors SL 2024-57 “Helene Bill”Is NOT Downzoning (NCGS 160D-601(d)) Buildable area/use is NOT impactedExample: Seminole County and Durham UDO
TA 17-25 – Landscape and BuffersIn November 2025 Planning Board Packet•Focus on #3 – “Buffer Area” between Adjacent Zone•No downzoning – no impact on the building or it’s use•The applicant = Residential and Non-Residential December 2025•Revised and•Removed
TA 17-25 – Landscape and BuffersExample: Seminole County and Durham UDO
TA 17-25 – Landscape and BuffersOr ResidentialOnly in the Subject Property – The Applicant
TA 17-25 – Landscape and BuffersDoes:•Preserve number of dwelling units permitted per acre•Preserve any permitted uses•Preserve intensity metricsClarifies existing requirementsRegulates how development occurs, not whether it may occurOperates within existing setbacks and zoning envelopes – not building envelope or useExample: Raleigh UDO
TA 17-25 – Landscape and BuffersRegarding Residential within residential•Divided into multiple residences•Only applicable in relationship to adjacent property•Along the edges of the original parcel•Green area “subject property”, not red
Comprehensive Plan ConsistencyPerson 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 theconsistency must accompany the Planning Board recommendation. A general statement of plan consistency and adesire for clear regulations can be used as adequate support, if a specific language from the Comprehensive plancannot be found.TA 17-25 – Landscape and Buffers
TA 17-25 – Landscape and Buffers
E. Other Business and AnnouncementsDepartment Update•Planning Board Rules and Procedures update – not approved•Public Notice•Planning Ordinance – only for Public Hearings•A notice of such public hearing shall be published once a week for two (2) consecutive weeks in a newspaper of general circulation in Person County.•Planning Board – only for Public Hearings•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•An agenda and staff report … shall be prepared by the Zoning Administrator and shall be mailed to all members prior to the meeting After submission of a completed application, the Zoning Administrator will schedule a public hearing for the Planning Board.- Person County Planning Ordinance
E. Other Business and AnnouncementsJan PB Meeting•2ndThursdayPacket published•4thThursday• At PB requestFeb PB meeting•2ndThursdayA 2-week turnaround for packet publication •Increased workload – burdens staff•Increased information gaps and incomplete reports•Revisions made prior to meeting – presented at meetingCurrently
E. Other Business and AnnouncementsJan PB Meeting•2ndThursdayPacket published•1thThursday• Following monthFeb PB meeting•2ndThursdayA 3-week turnaround for packet publication •Improved time and workload management•Decrease information gaps and revisionsGoing Forward
E. Other Business and AnnouncementsApprove 2026 Planning Board Meeting Calendar•Jan 8, 2026•Feb 12, 2026 - -Public Hearing•Mar 12, 2026•Apr 9, 2026•May 14, 2026•Jun 11, 2026•Jul 9, 2026•Aug 13, 2026•Sep 10, 2026•Oct 8, 2026•Nov 12, 2026•Dec 10, 2026
E. Other Business and AnnouncementsAI Hallucination is realScreen shots demonstrating AI flawsSource: ChatGPT, Google Gemin, OpenAI, MS CoPilot, etc.
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