09SeptemberPBPage 1 of 9 9/9/2025
September 9, 2025
1. Call to Order of the Randolph County Planning Board.
There was a meeting of the Randolph County Planning Board on September 9, 2025, at
6:00 PM in the 1909 Historic Courthouse Meeting Room, 145-C Worth St, Asheboro,
NC. Chairman Pell called the meeting to order and welcomed those in attendance. Pell
reminded those in attendance that the Planning Board Rules of Procedure state that
anyone wishing to speak must sign up to speak and that speakers other than the
applicant are limited to three minutes.
2. Roll call of the Board members. (Completed by staff.)
The County Planning staff completed the roll call of the members of the Board as they
arrived at the meeting. Reid Pell, Kemp Davis, John Cable, Reggie Beeson, Ken
Austin, Brandon Hedrick, and Susan Thompson were present. Steven Maness was
absent. Alternate member Nicholas Mooney was also present for the meeting. Assistant
County Manager William Johnson was present, and County Attorney Ben Morgan was
also present, along with County Planning staff members Kayla Brown, Melissa
Burkhart, David Harris, Cory Hartsoe, Kim Heinzer, Tim Mangum, and Eric Martin.
3. Consent Agenda:
● Approval of agenda for the September 9, 2025, Planning Board meeting.
● Approval of the minutes from the August 5, 2025, Planning Board meeting.
Pell called for a motion to approve the consent agenda.
On the motion of Cable, seconded by Austin, with a vote of 7-0, the Planning Board
voted to approve the request with the motions contained in the Planning Board agenda
packet.
Pell asked the Board to move the old business to the end of the agenda.
On the motion of Davis, seconded by Beeson, with a vote of 7-0, the Planning Board
voted to move the old business section of the agenda until the end of the meeting.
4. Conflict of Interest:
● Are there any Conflicts of Interest or ex parte communication that should be
disclosed? (If there is a Conflict of Interest, the Board must vote to allow the
member with the Conflict of Interest to not participate in the hearing of the
specific case where the Conflict of Interest has been identified.)
There were no Conflicts of Interest or ex parte communication identified by any
Planning Board member.
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5. Old Business.
On the motion of Davis, seconded by Hedrick, with a vote of 7-0, the Planning Board
voted to postpone the Sign regulation update(s) until after the New Business was
complete.
6. New Business.
SPECIAL USE PERMIT REQUEST #2025-00022024
The Randolph County Planning Board will hold a duly published and notified
quasi-judicial hearing on the request by JOHN FRANKLIN KIME WATER
TREATMENT PLANT, Randleman, NC, and their request to obtain a
Special Use Permit at 7297 Adams Farm Rd, Level Cross Township,
Randleman Lake Critical Area Watershed, Tax ID #7756694552,
#7757505704, #7756595974, #7756593902, and #7757415700, 216.22
acres, RA - Residential Agricultural District. The applicant desires to obtain
a Special Use Permit to specifically amend the existing special use permit to
allow for future expansion of the existing water treatment plant. Property
Owner: Piedmont Triad Regional Water Authority
Johnson presented the first case of the night, the request by the Piedmont Triad
Regional Water Authority to amend their existing Special Use Permit at 7297 Adams
Farm Rd.
Pell opened the public hearing.
Morgan administered the oath to Gregory Flory, Executive Director of the Piedmont
Triad Water Authority.
Flory thanked the Board for their time and explained that the current Special Use
Permit only allows the facility "as per the site plan" submitted, which currently
processes approximately 12 million gallons a day (MGD). He said this specific site
was chosen to accommodate the potential 48 MGD, to be implemented in phases,
so they are requesting to amend the existing permit to allow for the future
construction. Flory said they are currently in the process of expanding the facility to
26.7 MGD and adding an advanced treatment facility for emerging contaminants. He
also said they plan to add an additional raw water line as part of this project.
Pell asked if there were any questions from the Planning Board.
Hedrick asked if this expansion is responding to the immediate needs as well as the
growth needed. Flory said if there is a request from any one of the six partners of the
facility for additional water needs, there is a process for expansion. He said three of
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the partners are participating in this current expansion. He said they have laid out the
facility as part of the request for what is expected for the entire 48 MGD to prevent
having to come back before the Board when there are future needs for expansion.
Hedrick asked if the current best practices for emerging contaminants are per the
United States Environmental Protection Agency EPA. Flory said the treatment that
they are looking to install is the actual best practice for any emergent compound out
there right now. He said they are looking to install reverse osmosis, which offers the
widest spectrum of treatment for emergent compounds that are known, and hopefully
anything else that may show up.
Hedrick asked if the current plan is sufficient for future expansion. Flory said there is
adequate space for their plan.
Davis asked what is located on the property now. Flory said the current footprint of
the facility is indicated on their site plan with non-dashed lines without knowing the
actual acreage. He gave an overview of the existing buildings on the property and
their uses. He said the facility will double in size once it builds out to the 48 MGD.
Austin asked if there was an estimated time for completion. Flory said growth will
dictate how much water is needed, but they anticipate being completed by 2050.
Beeson asked if Randleman was one of the partners requesting expansion because
of their current capacity. Flory said Randleman had only one million gallons of
capacity available to them as part of the original agreement and obtained all of it
during the first construction phase. He said they are not one of the participating
partners because they are not using it all at this time. He said they will have the
opportunity to obtain a larger capacity from one of the other partners in the future if
needed.
Cable asked if the neighboring properties would be affected by this expansion. Flory
said the only thing that will see change is the amount of chemical deliveries
increasing as they expand. Cable asked if there would be any aesthetic changes.
Flory said the buffer area located to the north would eventually be cleared during
expansion, but the wooded parcel adjacent to that, not owned by Piedmont Triad
Water Authority, would remain wooded. Cable asked if the tree buffer located along
Adams Farm Rd and I-73 would remain on the property. Flory answered yes.
Austin asked about the security considerations for the facility. Flory said that security
is looked at every day; they have gated access to the facility, which will be enhanced
as part of the upcoming project. He also said they have spill prevention plans in
place, their own dedicated police, and eventually, there will be an additional exit on
the north side of the property to increase security for the parameters.
Pell asked if there were any additional questions from the Board. Hearing none, Pell
closed the public hearing for discussion or a motion.
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Hedrick said this is an existing plant, and the surrounding parcels are not being
impacted. Beeson said there is a need to maximize the capacity for anticipated
growth. Cable said this project will have minimal impact on the area, the expansion is
needed, and all the criteria are met when considering the Special Use permit.
Hedrick said this was specifically in the interests of public safety, dealing with the
emerging contaminants.
On the motion of Cable, seconded by Beeson, with a vote of 7-0, the Planning Board
voted to approve the request with the motions contained in the Planning Board
agenda packet.
SPECIAL USE PERMIT REQUEST #2025-00022018
The Randolph County Planning Board will hold a duly published and notified
quasi-judicial hearing on the request by RANDOLPH COMMUNITY
COLLEGE TRAINING FACILITY, Asheboro, NC, and their request to obtain
a Special Use Permit at 895 Training Center Dr, Franklinville Township, Tax
ID #7772971865, 60.29 acres, RA - Residential Agricultural District. The
applicant desires to obtain a Special Use Permit to specifically allow an
expansion of the Randolph Community College Emergency Services
Training Facility. Property Owner: Trustees of Randolph Community College
Johnson presented the last case of the night, the request by Randolph Community
College to obtain a Special Use Permit at 895 Training Center Dr.
Pell opened the public hearing.
Morgan administered the oath to Dr Shah Ardalan.
Ardalan told the Planning Board that he is the President of Randolph Community
College, said the property was purchased by Randolph County for the Community
College several years ago and was recently deeded to the College. He said the plan
is to expand the use of the property in different phases. Dr. Ardalan said the facility
serves the Sheriff's department, Police, and several other emergency service
agencies. Dr. Ardalan said they planned to expand in phases; the first phase would
improve the safety of the existing facility, phase two would consist of expanding the
parking, allowing adequate space for vehicle chase training and maneuvers, and
future plans to add more classes and potentially an indoor shooting range. He said
the plans are pending on water and sewer availability.
Pell asked the Board if there were any questions for Dr. Ardalan.
Cable asked what he anticipates these phases to be completed. Ardalan said to
begin their project, they have to secure 1.5 million dollars in funding from the
Randolph County Commissioners, and felt like it may take 1 1/2 to 2 years to
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complete.
Hedrick mentioned that there were two different site plans with no change in
footprint. Ardalan said those plans were drawn up with some flexibility in mind, and
could change based on costs at the time of construction.
Hedrick asked if the facility would be available to Randolph Community College
students. Ardalan said it will be used primarily for students and County personnel
training, but as the facility is expanded, they hope to attract training from outside the
County as well.
Having no additional questions for Ardalan from the Board, Pell asked if there was
anyone else who would like to speak regarding the request.
Morgan administered an oath to Debra Cox.
Debra Cox, 1145 James Ray Dr., said her home is located directly across the river
from the training center. Cox presented some flyers to the Board (Exhibit 1), which
were made available to the surrounding community, announcing dates for range
training, potential sound barrier solutions, an Open House planned for the facility,
and other general information about the facility. She said that she would like to thank
the first responders for everything they do and realize that training is a necessary
part of their job. She thanked the Board for the opportunity to voice her opinion,
because she had not been given that opportunity to speak years ago when the
facility was first constructed.
Cox spoke about the sound solutions that were supposed to be addressed according
to the flyer she provided, and nothing has been done to lessen the noise problems
that she was aware of. She said they hear sirens regularly and instructional
conversations given over the speaker system. Cox said that in August 2018, Marines
were allowed to land at the center, taking the Osprey directly over her home, shaking
it to its core and causing a stampede with her cattle, tearing down fence lines and
causing her husband hours of searching to regain the herd, and repair pastures. She
also said that during that stampede, their registered bull (costing several thousand
dollars) was injured and was never able to breed again, and she does not want
anything like this to happen again in the future.
Cox said that she would like to respectfully ask that if an expansion of the facility is
approved, it comes with some consideration for the neighborhood and farms in the
area by placing restrictions on the hours of operation and the type of training that is
allowed on the property.
Austin asked about the location of her home in relation to the training facility. Cox
said it is located directly across the river on the opposite side. Austin asked about
the multiple structures on the property. Cox said there are three barns and a house
on their property.
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Cable asked Cox if she had any suggestions or guidance for operations based on
what had already happened at the facility. Cox said that she didn't believe that
Ospreys should be allowed at the facility, and sound barriers should be addressed
as mentioned over 24 years ago. She said she understands that training must take
place, but before new construction is allowed, older issues should be addressed.
Beeson asked if anyone had ever reached out about aircraft coming into the facility.
Cox answered no. She said they were caught totally off guard and lost a three-
thousand-dollar bull because of the situation.
Austin asked Cox if she had conversations with anyone about operations at the
facility. Cox answered no.
Davis asked how often something of that nature occurs in the area. Cox said that
was the only event of bringing in Ospreys, but they use the training facility on a
normal basis for Robin Sage training, and they never knew which night there would
be someone blowing stuff up nearby. Davis asked if Helicopters fly over during the
Robin Sage training. Cox said they fly over, and there is quite a bit of gunfire and
explosions during their training. Davis said he believes that takes place all over the
County.
Austin said it didn't sound like she was against the request, just that she would like
additional notifications. Cox said they would like to see some improvements in sound
barriers.
Thompson asked Cox if she had spoken to other neighbors who may have the same
type of concerns. Cox said she tried to organize neighbors in the beginning,
obtaining an attorney, but it became too expensive to proceed. Thompson asked if
the other neighbors had livestock as well. Cox said that their property is the closest
one with livestock.
Davis asked if the normal firing range noise disrupts the livestock. Cox said they had
become used to the noise, and she had invested money in some heavy-duty
windows to drown out the noise, even though she still hears the sirens inside the
house.
Pell asked if there were any additional questions from the Board. Hearing none, he
asked Ardalan if he would like to address any of the concerns.
Ardalan apologized to Cox for the inconvenience because he doesn't want to disturb
anyone and hurt the community. He also said that he was not sure what was
promised years ago, because he wasn't part of RCC at that time, but he was not
planning to allow aircraft to land on the property. Ardalan also said sirens are part of
the practice scenarios and had to be as realistic as possible when training. He said
announcements are made before setting fires to make sure that no one is in harm's
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way before starting fires and such.
Morgan said he is somewhat familiar with Robin Sage, and his experience, the
County was contacted and told where the exercises would occur, and it is not a
partnership. He also told Ardalan that, although he doesn't plan for Robin Sage to
land aircraft at the facility, he may get a call at some point telling him they will.
Cable told Ardalan that he appreciated his heartfelt apology for something he wasn't
involved with.
Hedrick said phase 4, on the site plan, shows an indoor range and asked if that
would minimize some of the outdoor shooting. Dr. Ardalan said it could minimize the
shooting, but not all of it will be indoors due to the fact that they are providing
realistic shooting training outdoors as well.
Beeson said he would like to see restrictions on the hours of operation for the gun
range. Ardalan said the purpose of the indoor range would allow training anytime,
day or night.
Austin said that Cox mentioned that a lot of noise was created by the speaker
system used on the property and the sirens. He asked if anything would contribute to
additional noise with the expansion. Dr Ardalan answered no. He said the expansion
would be primarily classrooms.
Beeson asked if the speakers were located on poles and if the direction of the
speaker could be adjusted to minimize noise to the adjoining neighbors. Ardalan said
the positioning could be looked at and possibly adjusted, although they would have
to consider "safety first".
Austin asked if there were normal hours for the training exercises. Ardalan said it is
normally held during weekdays unless otherwise necessary, and not all activity is
scheduled by them. He said outside agencies schedule training as well. Cable said
there are certain State standards that have to be followed for these training
certifications.
Cable said he is familiar with these operations because he also has to qualify twice a
year, which includes daytime and nighttime scores with commands given for each
stage of the shooting. He said the indoor range should eliminate some of the noise
because you can adjust the lighting for night shooting as well. He also apologized for
Robin Sage's disruption. He said the military just takes over for the needs of their
training, pulls up stakes, and they're gone. He said this facility is to train cadets in the
most realistic situations so they don't screw up on the streets. He said he feels that
phase 4 will eliminate a lot of the noise, and there can't be a time restriction due to
weather, day, or nighttime qualifying.
Pell asked if there were any additional questions from the Board. Hearing none, he
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closed the public hearing for discussion or a motion.
Austin said, based on comments from Cox and Ardalan, there has been some noise
in the past, but it appears that the expansion should reduce the amount of noise.
Beeson said he would like to encourage Randolph Community College to look at the
speaker system to minimize noise.
Davis feels sympathetic to the Cox family, but the training of emergency service
personnel is so important. He said Cable was the expert, and he had explained the
training to everyone.
On the motion of Davis, seconded by Cable, with a vote of 7-0, the Planning Board
voted to approve the request with the motions contained in the Planning Board
agenda packet.
RANDOLPH COUNTY UNIFIED DEVELOPMENT ORDINANCE UPDATE
Sign regulations update to the Randolph County Unified Development
Ordinance.
The Planning Board returned to the tabled business from the August Planning Board
meeting and the consideration of the sign regulations as contained in the agenda
packet. Johnson presented the changes that were requested by the Planning Board.
Pell asked if there were any questions from the Planning Board.
Hedrick thanked the staff for going through the update. He said he had concerns with
the outdoor advertising sign, maximum height of 35 ft, and changeable face being
allowed in Community Commercial (CC) and Limited Commercial (LC) zoning. He
asked if those two zonings should be removed or possibly allowed only with a
Special Use Permit. Austin agreed.
Davis asked for an opinion from the staff. Mangum said you can only have a
rezoning request or a Special Use Permit request, but not both.
Beeson suggested that the Community Commercial and Limited Commercial be
removed as approved districts for outdoor advertising signs.
There was additional discussion between multiple Board members regarding the
signing allowances. Hedrick suggested that the Community Commercial and
Limited Commercial zoning not be allowed for the outdoor advertising signs.
On the motion of Hedrick, seconded by Beeson, with a vote of 7-0, the Planning
Board voted to recommend the changes to Table 30, regarding zoning districts that
will only include CS, GC, HI, or LI.
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On the motion of Hedrick, seconded by Austin, with a vote of 7-0, the Planning
Board voted to recommend approval to the Board of Commissioners that the
proposed text amendments be adopted, with the amendments that outdoor
advertising signs only be allowed in CS, GC, HI, or LI zoning districts.
7. Update from the Interim Planning Director/Assistant County Manager.
● Zoning and Growth Management Area Statistics
Johnson presented the Planning Board with the zoning district and Growth
Management Area statistics as were included in agenda packet.
8. Adjournment.
Having no further business, on the motion of Davis, seconded by Austin, the Planning
Board voted 7-0 to adjourn at 07:10 PM.
Chairman
Clerk to the Planning Board
Approved by Randolph County Planning Board
October 7, 2025
Exhibit #1