STATE OF NORTH CAROLINA ) COUNTY OF STOKES  OFFICE OF THE COMMISSIONERS STOKES COUNTY GOVERNMENT DANBURY, NORTH CAROLINA TUESDAY JUNE 4, 2024  / )  The Board of Commissioners of the County of Stokes, State ofNorth Carolina, met for a Planning Meeting int the Commissioners' Chambers ofthe Ronald Wilson Reagan Memorial Building (Administration Building) located in) Danbury, North Carolina on Tuesday  June 4, 2024 at 6:00 pm with the: following members present:  Chairman Brad Chandler Vice Chairman Keith Wood Commissioner Sonya Cox Commissioner Ronnie Mendenhall Commissioner Rick Morris County Personnel in Attendance: Planning Director Eric Nance  Interim County Manager/Clerk to the Board Amber Brown  Chairman Chandler called the meeting to order and welcomed those in attendance.  INVOCATION  Chairman Chandler: invited those in attendance to join the Board in the invocation, ifs so desired.  Vice Chairman Wood delivered the Invocation. PLEDGE OF ALLEGIANCE  Chairman Chandler invited those in attendance to join the Board in thel Pledge of Allegiance.  CONFLICT OF INTEREST  Chairman Chandler asked ifany Board member had a conflict ofinterest with any oft the items presented on the agenda for the meeting or one that could be perceived as a conflict ofi interest.  No conflicts ofinterest were stated by thel Board.  APPROVAL OF AGENDA  1  June 4, 2024  Planning Meeting    Chairman Chandler entertained a motion to approve or amend tonight's agenda. Planning Director Eric Nance presented the following request:  Rezoning Request Case #24-371 - at this time, would like to ask for a continuance oft this case until August 6, 2024 in order tol hear back from the School ofGovernment and legal Commissioner Cox moved to amend the agenda as requested by Planning Director Eric Nance to continue Rezoning Request Case #24-371 until the. August 6, 20241 Planning Meeting. Vice Vice Chairman Wood wanted to note: for the record that this does not give an advantage to, for, Planning Director Nance stated that Vice Chairman Wood's comment was totally correct. Chairman Chandler opened the floor for discussion/questions/comments.  counsel prior to the public hearing occurring  Chairman Wood seconded the motion.  or against.  With no discussion, the motion passed unanimously.  PUBLIC COMMENTS  Chairman Chandler opened the floor for public comments. There was no one signed up to speak during public comments. With no speakers, Chairman Chandler closed the public comments  PUBLIC HEARING  Chairman Chandler opened the floor for the Public Hearing regarding the Rezoning Request Case #24-405 (Gregg and Katie. Knights - Residential Agricultural (RA) tol Highway Business (HB) and the. Amendment (Accessary Dwellings) to the Stokes County Zoning Ordinance.  The following spoke during the Public Hearing:  Larry Nelson Pinnacle, NC Re: Accessory Dwelling  Larry Nelson presented the: following comments: house for his mother and me oni it an additional home him  My son has an 8.8-acre track about a miles south of] Pinnacle that hei is wanting to build a My understanding right now is that you must have a survey for the track ofland to build Thei track where he is wanting tol build thel house has already been approved for thej perk test and just want to not have to do the surveying because thel house willl be owned by  2  June 4, 2024  Planning Meeting    Hel has other tracts close toi that tract, but they are accessible to the City ofKing Water  System  Nots sure what else Ineed to say  Chairman Chandler noted that proposed amendment for accessory dwellings will be discussed at Planning Director Nance confirmed with the Board that it was allowable for him to add  tonight's meeting - Item #3. comments at this time.  Planning Director Nance commented:  Mr. Nelson and Ihave spoken several times about his property  Mr. Nelson'ss son already has al home on the 8.8-acre tract and wishes to build al home for Right now, the way the ordinance reads, his son would have to actually survey out aj piece oft the 8.8-acre tract (minimum size must be at least an acre) in order to build another With the proposed accessory dwellings amendment being presented tonight, ifapproved by the Board, it would allow Mr. Nelson's son tol havel both homes on that piece of Commissioner Morris confirmed with Planning Director Nance that ift the Board approves Item #3 on tonight's agenda, it will allow) Mr. Nelson's son to build thel home for his parents without having to survey out ai tract from the 8.8-acre tract mentioned by Mr. Nelson.  his parents on the same tract home on the same tract  property without having to survey out any acreage  Planning Director Nance added:  Thej proposed amendment to the Stokes County Zoning Ordinance will allow a stick- built, single-family dwelling, modular or single-wide mobile home as an accessory to the principal dwelling in residential zoning districts conforming tol Environmental Health, NCI Building Code, Stokes County Ordinance and HOA regulations. Have had al lot ofo calls for this type oft thing - wanting to build smaller homes on the property on which they reside for a dwelling for parents, grandparents, etc. Thej problem we are: running into is - currently you can only have one (1) dwelling regardless ofwhether iti is 1 acre or 100 acres; they can have an accessory mobile home; This proposed amendment would allow an accessory dwelling on the property ini the  They may have 10 acres, 100 acres, or 1 acre  canl have 2 accessory mobile homes ift there is at least 10 acres  residential zoning districts Ordinance later int tonight'si meeting.  The Board unanimously agreed to further discuss this proposed amendment to the Stokes County  With no further speakers, Chairman Chandler closed the public hearing. Rezoning Request - Gregg and Katiel Knights-#24-405  NEW BUSINESS  3  June 4, 2024  Planning Meeting    Chairman Chandler turned thei floor over to Planning Director) Eric Nance for Rezoning Request #24-405 for Gregg and Katie Knights to rezone approximately 5.58 +/- acres from Residential Agricultural (RA) tol Highway Business (HB) located at 1664 E. Old Phillips Road, Pinnacle, NC  tobuild al building for fabrication services for the building industry. Planning Director Nance presented the following comments:  Case No. #24-405  Applicant: Gregg and Katie Knights Property Owner: Gregg and Katie Knights Parcel IDs# 5983-04-9068  Location: 1664 E. Oldi Phillips Road, Pinnacle, NC 27046  Proposed Rezoning Request: Rezone 5.58 +/- acres from Residential Agricultural (RA) to Highway Business (HB) for the construction ofal building for fabrication services for the  building industry.  See no problem with this request from RA to HB for al building for fabrication services which would be beneficial to the county as a service for businesses and industry nearby Its supports The Stokes County 2035 Comprehensive Plan because it supports the Provides potential tax base increase due to the expansion of commercial property Believe, ini my opinion as. Planning Director, this is reasonable andi in the public interest Chairman Chandler opened the floor for iscussion/questions/comments from the Board.  business-friendly initiative  Commissioner Morris commented:  Confirmed with Director Nance that the landowner currently has a 30x50 building on the  properly  Planning Director Nance invited Mr. Knights to address the Board. Mr. Gregg Knights provided the following information:  Have a building right at the base oft the 5 acres which backs up very close to Highway Currently. just use the existing building for warehousing but not production Have a building in Mount Airy that we use: for small production Have been looking for something bigger to either buy or rent mile away and is a farm); this area is very private  #52  Wel had originally split this tract into two tracts with the 5.5 acres being the lower tract with a 3-acre tract before you get up to anyone's property (that property is about a quarter Ifthis zoning request is approved, it would be ai new structure directly next to the existing structure - the new structure: is going tol be 50x100 - that will be used for welding of Currently have contracts with Best Buy and' Target to construct shelving - weld Most likely willl bring ini materials once a week and make deliveries a couple oft times a  trusses  stockroom shelving for other companies  week  4  June 4, 2024  Planning Meeting    Afterl looking for some time for something else, decided thel best decision was to build Only have onei neighbor who has no issues with the rezoning - also spoke with the Send out all the required letters to adjoining property owners = no issues Actually, started this business with our in-laws about two (2) years ago = mostly likely will only use this bigger facility for welding trusses and do all the shelving construction  something new on our ownj property  owners of the nearby farm who do not have any issues  in Mount. Airy  Chairman Chandler suggested bringing everything to Stokes County.  Mr. Knights responded:  That might happen one day but currently don'twant a lot ofbuildings at this address, like Commissioner Morris confirmed with Mr. Knights that hel held the required information meeting Commissioner Morris confirmed with Planning Director Nance that the Planning Board  tol havej just the two (2) buildings on this site  and: received no concerns.  unanimously approved the rezoning request. Planning Director Nance added:  Applicant has fulfilled all the requirements for the rezoning request and isi in compliance Commissioner Mendenhall moved to approve thel Rezoning Request #24-405 for Gregg and Katie Knights to rezone approximately 5.58 +/- acres from Residential Agricultural (RA)to Highway Business (HB) at 1664 E. Old] Phillips Road, Pinnacle, NC (parcel #5983-04-9068), motion being made by me on behalf oft the Commissioners beçause this supports the Stokes County 2035 Comprehensive. Plan it is business friendly initiative and this proposal also provides potential tax base increase due to the expansion ofcommercial property and itis reasonable and in the public interest. Commissioner Cox seconded the motion. Chairman Chandler open the floor for any further discussion/questions/comments.  Commissioner Morris commented to Mr. Knights:  Appreciate you bringing business to Stokes County - bring more  With no further discussion, the motion passed unanimously. Stokes County Zoning Ordinance Amendment  Chairman Chandler turned the floor over to Planning Director Eric Nance: regarding the Accessory Dwellings (Item #3 on tonight's agenda) amendment to the Stokes County Zoning  Ordinance.  Planning Director Nance presented the following zoning amendment request:  5  June 4,2024  Planning Meeting    Thej proposed amendment would allow a stick-built, single-family dwelling, modular ora single wide/double wide as an accessory to thej principal dwelling in residential zoning districts conforming tol Environmental Health, North Carolina Building Codes, Stokes County Ordinance and HOA Regulations and to remove the: former ordinance pertaining Planning Director Nance presented/read the following Accessory Dwellings amendment to the  to accessory mobile homes Stokes County Zoning Ordinance:  ACCESSORY: DWELLINGS  STANDARDS FOR ACCESSORY DWELLINGS  Only one (1) accessory dwelling shall bej permitted on at tract containing as single-family dwelling unit (the principal dwelling) and conforming accessory structures in any single-family zoning district. Accessory Accessory dwellings shall not be considered as separate unit for thej purpose of determining minimum lot Home occupations allowed under the zoning district oft the principal dwelling may bel located within the Accessory dwelling. The Accessory dwelling shall not be used for the sole purpose of an occupation. The maximum gross floor area fort the ADU shall be 1,500 sq. f. Thei minimum gross floor area fort the ADU shall be 210: sq. ft. and must meet the minimum: requirements of the North Carolina State The. Accessory dwelling may bel located within an attached or detached garage or attached/detached from thej principal dwelling. Accessory dwellings attached to the principal dwelling shall be oflike construction (connection ofai manufactured structure to thej principal dwelling shall not be allowed.)  dwelling units (ADU's) shall conform to thei following standards:  size or maximum density.  Residential Building Code.  As secondary drive may provide access tot the Accessory dwelling. not be applicable, minimum square footage of 840 square feet.  The use oft travel trailers, campers, or similar units as an. ADU arej prohibited. In thel RA: zoning district, manufactured (mobile) homes would be allowed as ADUS; maximum gross floor area standards would The use of class A and class B mobile! homes as an Accessory dwelling are only allowed in the RA zoning district, on a minimum lot size oft two acres. Mobilel homes as accessory dwellings shall conform to all standards set forth: in this ordinance and must conform to RA zoning setbacks. The design and construction of the accessory structure housing the ADU shalll be compatible with the design and construction of the principal dwelling unit. To ensure compatibility, the following standards The design oft the accessory structure housing the ADU: shall be oft the same architectural style as that of  shall bei met:  the principal dwelling unit.  6  June 4, 2024  Planning Meeting    Ther roof style andj pitch oft the accessory structure housing the ADU shall be the same as that of the The exterior building materials used fort the accessory structure housing the ADU shall bet the same as those used for thej principal dwelling unit. When thej principal dwelling unit is predominantly brick or stone, the use of smooth wood or fibrous cement siding for the accessory structurel housing the ADUis Windows and doors used fori the accessory structure! housing the. ADU shall bet thes same style and design as those used: for thej principal dwelling unit. Window and door placement on the accessory structure Exterior paint colors for the accessory structure housing the ADU: shalll be the same as (or complementary to) those for the principal dwelling unit. In1 thel RA zoning district, manufactured (mobile) homes would be allowed as ADUS; maximum gross floor area standards would not be applicable. The Accessory dwelling shall not! be deeded and/or conveyed to separate and/or distinct ownership separately from thej principal dwelling unit unless there is sufficient property tol be surveyed to meet all minimum property sizes, zoning ordinance, environmental health codes and minimum! NCI Building Accessory dwellings are allowed ini residential zoning districts (buti must conform to thel North Carolina Residential Code for single-family dwellings and are subject to environmental: health regulations, regulations pertaining to the zoning district where the accessory dwelling willl be constructed, subdivision regulations, deed restrictions, HOAI restrictions and regulations where applicable).  principal dwelling unit.  appropriate toi reinforce the secondary nature oft the ADU.  housing the ADU shall: mimiç that oft thej principal dwelling unit.  codes.  Residential Zoning Districts (Where Accessory dwellings are allowed) RA-] Residential Agricultural R20- - Residential Low Density R15. - Residential Moderate! Density R8- -] Residential High Density RE - Residential Exclusive RR - Restricted Residential RM - Residential Mixed  Adequate off-street parking shall be provided for any vehicles owned by occupants oft the Accessory Setbacks for Accessory dwellings are as follows. The front setback will be equal to the minimum front, Accessory dwellings must have aj permanent continuous masonry foundation or masonry curtain wall *This ordinance will replace Stokes County Zoning Ordinance 80.1 (page 42) under the paragraph stating "Single section manufactured homes used as an accessory structure on tracts of 10 acres or larger" asi it pertains to at two-year temporary permit. This will also replace ordinance int the list of permitted uses for RA: zoning district under Manufactured Home on Individual Lots" page 43 stating "single section: mobile  dwelling. Such parking areas shall: noti include grass or turfed areas.  rear and side setbacks imposed generally upon lots in thes same. zoning classification.  installed under the perimeter oft thel home.  7  June 4, 2024  Planning Meeting    homes used as an accessory structure on tracts ten acres or larger shall bei issued at temporary: permit valid Director Nance also provided the Board with example drawings ofaccessory dwellings. Director Nance noted that he would be happy to answer any questions.  for aj period oftwo years'.  Commissioner Cox commented:  Confirmed with Director Nance that the Stokes County Planning Board unanimously approved the Accessory Dwelling Amendment to the Stokes County Zoning Ordinance  Chairman Chandler questioned what drove the: request for the amendment.  Director Nance responded:  The department was, getting so: many calls from landowners who had several acres of1 land such as 50 acres, the landowner could: not put a second home on the property without Saw the need: for an amendment to the: zoning ordinance, all that was there was an ordinance for accessory mobile homes which was designed basically for aj place for The only thingi in the ordinance currently is the accessary mobile homes - nothing that Itmakes sense to: me and al lot of the citizens that they should be able tol have an  subdividing thej property  migrant workers tol live while helping on farms provides for a stick built home to be an accessory dwelling  accessory dwelling on their property  Commissioner Cox questioned ifthis would pertain to someone wanting to build an accessory  dwelling tol bei used as al bnb. Director Nance responded:  Iti is not really designed for that purpose; however, Ic could not see any reason to restrict someone: from doing that = anyone can: rent al house that is already on their property Not sure there is any difference from an Airbnb as far as being rental property  Commissioner Cox added:  Can see people not wanting their neighbor tol build an accessory dwelling and then oncei it  isb built, start renting it out every week to someone new Icould see that being problematic in some areas  Commissioner Morris commented:  Would like to see, ifiti is not unreasonable, to make sure an ordinance like this does not have any unintended consequences, not surei ift there are any, would like to see this coordinated with' Tax Administrator Brim, Register ofI Deeds Hooker, Fire Marshal Aaron, and any other departments that all play in this same arena to make sure that we are not missing anything - something related to their departmental duties  Planning Director Nance commented:  8  June 4, 2024  Planning Meeting    Wherel I came from, wel havel had accessory dwellings ordinance for years Ican honestly stand up here and tell youi that the concerns you have, while they are valid, Iwasi ini the position in my former position to approve those accessory dwellings as long Many otherj jurisdictions in the area already havel basically the same ordinance as whatI Have never heard a complaint from this proposed ordinance that was used at my prior employment- - the ordinance had been in effect for several years before Ileft  we: never: ran into any that Ia am aware of as it met the guidelines set forth in the ordinance  have submitted to you  Commissioner Morris continued:  Like the idea ofkind of relaxing restrictions on our citizens  Iwould just like to make sure SO there is nothing that comes back to get us - just want to  make sure before we approve this Commissioner Cox commented:  Confirmed with Director Nance that approving this accessory dwelling ordinance would allow Mr. Nelson tol build an accessory dwelling without having to have aj parcel surveyed out ofhis tract ofland saving thej property owner the cost ofas survey Nots sure: if anyone has used a surveyor lately, but it can be expensive Fort the record, not against surveying, thisj just helps thel landowner build an accessory dwelling for parents/grandparents or individuals who may: need to live closer because of Believe the citizens of Stokes County deserve tol have an ordinance for an accessory Commissioner. Morris reiterated that hel had no issues with: making it easier for the landowner, just wanting to make sure there are: no. hidden issues that could come: from approving the proposed ordinance would just want those department heads to review it first. Chairman Chandler questioned ifthere was anything this Board could do tonight regarding Mr.  Director Nance added:  medical issues - get a lot ofcalls for that reasoning  dwelling on their property  Nelson's case such as aj possible variance. Director Nance responded: toal hardship  A variance would constitute al hardship, ini my: professional opinion, this does not equate The adoption oft the amendment to the ordinance would allow Mr. Nelson to build an accessory dwelling without having to survey out a tract ofland from the original parcel-  saving the property owner the surveying costs  Commissioner Morris noted that he did not want to drag this out, possibly puti it on the next  regular meeting' s agenda. Vice Chairman Wood commented:  9  June 4, 2024  Planning Meeting    Would like to see language put in the proposed amendment that the accessory dwelling  cannot be rented Can see that becoming an: issue Commissioner Morris responded:  What would be the basis for not allowing someone to rent their ownj property ift they  chose to  Vice Chairman Wood: responded: renting it out  Could build for relatives and then the situation changes, and the property owner starts Commissioner Mendenhall noted that surveying costs have gone out the roof- very extensive. Chairman Chandler questioned Mr. Nelson if delaying the decision on accessory dwelling for a  week or so would cause any big issue. Mr. Nelson responded:  Just wanted to! let youl know the surveying is going to cost around $2,000 Waiting on the construction authorization, perk test is done  Director Nance: responded that thel Planning Department can'tg give him a construction Chairman Chandler questioned ifa a variance could be given tonight sO that Mr. Nelson can  authorization because of the way the current ordinance reads.  proceed with his building process. Director Nance: responded:  Itis like I mentioned before, as far as, looking at it from thej perspective oft thel Planning Department, ifyou doi it for one, you will have al lot of people wanting it done Commissioner Cox noted that there was ai regular meeting scheduled for Monday, June 10th, the  item could be placed on that agenda for consideration. Interim County Manager/Clerk Brown noted:  With this being an amendment to the ordinance, as long as there is unanimous vote to move it to the action agenda, it can be voted on at the same: meeting Mr. Nelson stated he had: no issue waiting until Monday, June 10th for the Board to vote on the Commissioner Morris noted that he was not trying to throw a wrench in approving the  amendment tot the ordinance.  amendment, he just wanted to make sure all things are considered.  10  June 4, 2024  Planning Meeting    Interim County Manager/Clerk Brown: noted that would give staff time to research the questions presented by the Board and place the proposed amendment with departmental responses back on Director Nance also noted that he had County Attorney Browder review the proposed amendment and had no issues other than to make sure the definitions in the Zoning Ordinance Commissioner Cox requested if some other counties accessory dwelling ordinançes could bej put Commissioner Morris confirmed with Director Nance that other counties already havet this type Commissioner Cox noted that it does make sense that there arel landowners out there who might Commissioner Morris noted that another area that we might want to look ati is tiny houses that  the regular discussion agenda (June 10, 2024 regular meeting).  were updated.  int the agenda sO thel Board could compare.  ofordinance.  want to do this for a loved one that they have to take care of.  we don'tcurrentlyl havei in our ordinance. Director Nance responded:  Those types ofs structures have to be engineered along with minimum size ofs structures in Believe those requirements take care ofal lot of people wanting to build tiny homes -  the NC: Building Code as well  getting an engineer involved along with HOA regulations  Commissioner Mendenhall commented: Commissioner Morris noted:  One my sons that was in the military builds tiny homes - not in Stokes County  Just want to make sure there are not loopholes that allow people to bring in things such as campers and use as aj permanent home - not taking care oft the property Director Nance provided the following statistical information: (information can be obtained from Received information from the City of King regarding the city's subdivisions Townships broken down by residents and businesses within the county Graphic view prepared by GIS Mapping comparing 2023 and 2024  the Planning Director or Clerk to the Board)  Chairman Chandler confirmed with Director Nance there wasn't tracking data available from those acquiring permits to build homes or open ai new business as to whether they are Stokes Director Nance noted he would be glad to look into tracking that type ofinformation.  County residents or out of county/state individuals.  Chairman Chandler continued:  11  June 4, 2024  Planning Meeting    Itwould be nice tol know ift new homes being built are coming fromj people moving into Stokes County rather than people who are already residents who maybe want to downsize; still have people leaving Stokes County - declining student population Icant tell you from just the people that are coming into our business that are: new to the King area, iti isj people moving from outside of our county and even: from outside ofNorth Iti is not people just selling as small house tol build or buy a bigger house, or selling al big  Commissioner Cox commented:  Carolina to thel King area house to build or buy a smaller house Itisal lot of new people coming into Stokes County  Vice Chairman Wood commented: Director Nance commented:  Believe your real estate people would be the people who can answer those questions Iwould agree that the real estate people would be able to answer those questions Inti thel Meadows area, there are al lot ofpeople moving in from out of state  Commissioner Mendenhall commented:  The Board unanimously agreed to place the amendment pertaining to accessory dwellings on the Chairman Chandler, with full consensus ofthe Board, directed Interim County Manager/Clerk Chairman Chandler noted that there was no further business for tonight'sn meeting.  June 10th discussion agenda.  Brown to place the item on the June 10th discussion agenda.  ADJOURNMENT adjourn.  With no further business to come before thel Board, Chairman Morris entertained ai motion to Commissioner Mendenhall moved to adjourn the meeting. Commissioner Wood seconded and the motion (4-0) with Commissioner Cox exiting the meeting prior to adjournment.  BwE,hcle  Cahb.ns  Amber Brown Clerk to thel Board  Brad Chandler Chairman  12  June 4, 2024  Planning Meeting