Board recommends rezoning to Light Industrial for Goins property despite neighbor concerns

The Rockingham County Planning Board voted 5–1 to recommend approval of a rezoning for the Goins property (case 2026-02), moving the matter to the Board of Commissioners for final action.

Planning staff said the parcel lies west of 1923 Victory Hill Church Road in Madison Township and is designated O‑2 (rural lands) in the county land-use plan. Staff noted some existing light-industrial zoning within 1,500 feet of the parcel and said light-industrial uses were present nearby. The applicant, Steve Goins, explained his existing shop has been on the property about 40 years and said he added a small shelter without realizing it required a permit; the shelter triggered the rezoning request.

Neighbors, represented in public comment by Casey Brown, urged denial, saying approval would appear inconsistent with the land-use plan and asked that strict fencing and buffering be required if the rezoning is approved. Brown noted nearby residents are concerned about visual impacts, noise and the potential for industrial activity next to homes.

Planning staff told the board a general (conventional) rezoning cannot be conditioned with specific buffers at the rezoning stage; however, staff said any future change that triggers permitting or site-plan review would require compliance with buffering, stormwater and other environmental requirements. Board members debated whether a general LI rezoning was appropriate in an O‑2 area and raised questions about precedent and future owners, but ultimately voted to recommend approval.

The planning board’s recommendation will be forwarded to the Board of Commissioners, which staff said will take up the matter at its March 16 meeting.