11NovemberPBPage 1 of 11 11/4/2025
November 4, 2025
1.Call to Order of the Randolph County Planning Board.
There was a meeting of the Randolph County Planning Board on November 4, 2025, at
6:00 PM in Meeting Room A, Randolph County Office Building, 725 McDowell Rd,
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.
The following Planning Board members were present at the meeting: Reid Pell, Kemp
Davis, John Cable, Reggie Beeson, Ken Austin, Brandon Hedrick, and Susan
Thompson. The following Planning Board member was not present at the meeting:
Kemp Davis. Alternate Nicholas Mooney, substituting for Kemp Davis, was present for
the meeting along with Alternate Steve Maness. Planning Director Kim Heinzer was
present, and County Attorney Ben Morgan was also present, along with County
Planning staff members Amanda Bestmann, Kayla Brown, Melissa Burkhart, David
Harris, Cory Hartsoe, Tim Mangum, Eric Martin, and Janet Moreno. Assistant County
Manager Joey Johnson was also present for the meeting.
2.Consent Agenda:
●Approval of agenda for the November 4, 2025, Planning Board meeting.
●Approval of the minutes from the October 7, 2025, Planning Board and
Zoning Board of Adjustment meeting.
●Approval of the 2026 Planning Board meeting schedule.
On the motion of Cable, seconded by Beeson, the Planning Board voted 7-0 to
approve the Consent Agenda as presented in the agenda packet.
3.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.
4.Old Business.
There was no old business for the Planning Board to consider.
5.New Business.
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SPECIAL USE PERMIT REQUEST #2025-00022026
The Randolph County Planning Board will hold a duly published and notified
quasi-judicial hearing on the request by JUSTIN JAMES, Climax, NC, and
their request to obtain a Special Use Permit at 3566 Old Red Cross Rd,
Providence Township, Sandy Creek Balance Watershed, Tax ID
#7797891516, .94 acres, RA - Residential Agricultural District. The applicant
desires to obtain a Special Use Permit to specifically allow a gunsmithing
business.
Before considering the first case, Heinzer read into the record the Resolution of
Recognition Upon the Retirement of Timothy V. Mangum. After reading the
resolution, Heinzer presented it to Mangum.
Pell then presented a plaque to Mangum on behalf of the Planning Board.
Cable offered his thanks and congratulations to Mangum.
Austin offered his thanks for Mangum's knowledge and professionalism and for the
support he has given to the Planning Board.
Heinzer presented the first case of the night, the Special Use Permit request by
Justin James at 3566 Old Red Cross Rd.
The Chair opened the public hearing.
Morgan administered the oath to Justin James, the applicant.
James told the Planning Board that he is applying for the Special Use Permit so he
can open gun gunsmith shop in the existing 10 ft. by 12 ft. buildings. James stated
that he has a business plan and passed out copies to the Board. (See Exhibit #1)
James said his hours would be Monday through Friday by appointment and Saturday
from 10:00 am to 4:00 pm, and Sunday from 1:00 pm to 5:00 pm. James stated that
the Federal Bureau of Alcohol, Tobacco, Firearms, and Explosives (ATF) required
him to have open shop hours. James stated that he has the necessary security in
place, along with plenty of off-road parking.
Beeson asked about the hours of operation, and James restated that Monday
through Friday would be by appointment only and that the Saturday and Sunday
hours are to meet the requirements of the ATF and to allow him time to complete any
work if necessary. James stated that he plans to have very limited foot traffic at the
site so he can do the work as requested by his customers.
Austin stated that the business plan shows two drives with gates, and he wondered
how the gates would lock. James said that the gates have manual locks, and there is
no fence around the property. Austin asked if James would be building firearms from
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raw materials, and James replied that he would not be doing that now but would like
the ability to do that in the future. Austin stated that James would only be doing
maintenance on firearms now and eventually building firearms from raw materials,
and James responded that Austin's statement was correct.
Austin then asked about test-firing the weapons, and James stated that he would
use a bullet trap, as it is important to test-fire weapons for function after
maintenance. Austin asked if James planned on limiting the caliber of weapons, and
James said they could be test-firing .50 caliber weapons, but that there were very
few of those weapons in the general population. James said that the test firing would
only be during the day, and it could consist of handguns, rifles, and shotguns. Austin
asked if James would be storing ammunition on the site, and James stated that it
would be stored in a separate building, and it would be his personal ammunition and
possibly ammunition for sale in the future.
Cable asked if the test firing would be inside or outside of the existing buildings, and
James said he would do whatever the Board allows. Cable stated that he
appreciated the business plan, but his concerns are about the noise that could be
created from outside testing of the firearms. James stated that there are no
neighbors on either side of his property, and he has had no complaints.
Austin asked how James planned to test fire the weapons, and James said that he
would use a bullet trap, which is a device that allows weapons to be fired, and the
trap catches the projectile. James said that the trap could handle all calibers of
ammunition.
Cable asked about the proposed signage, and James stated that he would have a
two-foot by two-foot or a four-foot by eight-foot sign identifying the location and the
parking area. James stated that the signs would probably not be lighted.
Austin asked for more information on the existing ten-foot by twelve-foot buildings.
James said the buildings were on the property when he bought it last year, and one
building would be used for woodworking for stock and grips, and the other building
would be used for barreling and threading, and he had the necessary machines
already to do the work.
Mooney asked about the structures across the road, and James replied that they
were residences.
Beeson asked how his supplies would be delivered, and James said usually by
FedEx or Amazon.
Austin asked how the finished firearms would be stored, and James said that he has
a large safe for the firearms and will get another safe to store the ammunition.
Cable asked James if he had an alarm system, and James responded that he did,
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and the system also has cameras. Cable asked about fire monitors in the building,
and James said they did not have fire monitors as he would not be packing rounds
and there would be no black powder on the site.
Mooney asked James if he intended to open a gun range, and James said he would
not do that at this site.
Pell asked if there were any questions from the Planning Board.
The Chair closed the public hearing for discussion among the Board members and a
possible motion.
Beeson stated that this application seems different from the previous applications
since it would be open to the public and be more visible, and those were his
concerns.
Austin stated that he shared Beeson's concerns about the testing of an unlimited
caliber of firearms. Austin said handguns might be okay, but he was concerned
about long guns or rifles, and that he would like to see the Planning Board place a
limit on the caliber of live rounds testing.
Hedrick said that many of the cases in the past have not involved testing, but that he
thought this could fall under a shooting range as defined by the Randolph County
Unified Development Ordinance as "An area planned for target practice or any type
of shooting activity, whether for-profit or not-for-profit. Shooting activity includes the
use of any type of weapon that can fire or discharge any type of projectile that could
be considered lethal." Hedrick said the application did not meet the criteria for a
shooting range, and he was concerned about the lot size and shape.
Cable stated that anyone who knows him knows that he is pro-business and pro-
growth, but he is very concerned, as previous applicants have tried to stay secret to
prevent theft.
Austin stated that he would like the Planning Board to limit the operation to
gunsmithing and repairing, with no live fire, but it would be up to the applicant
whether this would be acceptable. Austin said that, as presented, he cannot support
the request for a Special Use Permit.
Hedrick said that he agreed with Austin's comments.
Pell said that the Board could add conditions can be added, but the applicant must
agree to any conditions.
Beeson said that the Planning Board has approved these types of applications
before with barrel testers.
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Several of the Planning Board members felt like they needed more information.
On the motion of Hedrick, seconded by Beeson, with a vote of 7-0, the Planning
Board voted to reopen the public hearing for this request.
James stated that test firing of weapons for function is necessary to make sure the
gun works correctly, and he needs to be able to test fire the weapons that he has
repaired. James also told the Planning Board that noise would not be an issue, as
not all weapons produce the same volume, and that he would be using a bullet trap
for this testing.
Mooney asked if James had any information on the bullet trap, and James said he
did not have any information with him, but he described to the Planning Board how
the trap works. The person would test fire the weapon into the trap, and the trap
would stop the projectile, so that he would not be shooting down range on his
property.
Cable said that he appreciated James's compassion, but there is a difference
between a thirty-eight and a three-o-eight, and it is the noise of the test firing and the
opportunity for something to get away during the testing. Cable stated that other
applicants have had indoor testing, and that Cable is trying to help James, but the
Planning Board must look out for the health and safety of the surrounding
community. Cable asked James if he would put the bullet trap inside, and James
said that it was an option.
Cable further stated that he knows that James wants to operate a business, but he is
nervous about opening it to the public, and he does not want to see James get
harmed. James reminded the Planning Board that he has security in place to keep
the site secure.
Mooney asked about the existing structures, and James said the buildings were
wooden structures and that one building is insulated with an HVAC system, and he
would be using the bullet trap in the building that is insulated.
Austin asked James if he would make the barrel tank indoor as part of the approval
process, and James said he would agree to the condition.
Cable stated that he was still concerned about possible .50 caliber rounds being
fired, and he wanted to be as safe as possible.
Mooney asked James if he was qualified to work on .50 caliber weapons, and James
said that he was qualified but did not expect to see many of this type of weapon.
Steven Maness, 4450 Woodfern Rd, Seagrove, was sworn in by Morgan, and he
stated that a bullet trap is constructed of AR500 one-half inch or greater thickness
steel plates and that a .50 caliber round might put a dent in the plate but would not
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allow the round to penetrate. Maness stated that he has been teaching metalworking
classes at Randolph Community College and that he makes these types of steel
plates, and he knows that they will stop a .50 caliber round.
Austin asked at what range, and Maness said the steel plates would stop the round
at point-blank range. Maness said this is the type of steel that is used for armor-
plated vehicles that are used by the United States military and other organizations.
Cable asked about a backstop behind the bullet trap, and Maness showed a picture
of a bullet trap and told the Planning Board that it would stop the projectile. Maness
further stated that he knows the applicant and that the applicant has gone to school
to learn gunsmithing and the proper safety procedures, and he is sure that James
will follow that training.
Pell asked James if the gunsmithing would be his full-time job, and James stated that
his full-time job is a machine operator, and it is from 7:00 am to 3:30 pm every day,
and that he would be at the business when he was not at his full-time job.
Cable asked James what he planned to do in case something happened, and he
were to miss the bullet trap. James said he planned to place the bullet trap vertically,
and if a projectile were to leave the trap, it would sink into the six to eight-inch
concrete floor and then into the dirt under the concrete.
Hedrick said that test firing is important, and James said the test firing would be done
only by him, and he would be okay with making this another condition for the
approval. James also said that he would not allow friends, neighbors, or customers
to use any of his tools or equipment.
Austin said that the Planning Board wants to help James get into the business, but
also protect the neighborhood, and he wants to know how to be safe if this
application is approved.
Beeson asked if the ATF does inspections, and James said they do inspections and
that it why the ATF requires open hours.
Mooney asked about the specifications for this type of operation, and James stated
that ATF does have specifications that must be followed, or he will not be able to
obtain his federal firearms license.
Hedrick said that he was okay with a vertical bullet trap with only James firing the
weapons to test them in the interior of the building. James stated that this is what he
wants as the conditions for his Special Use Permit.
Cable asked about the hours of test firing, and James said testing would only occur
during daylight hours.
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Beeson said he would rather see the business operate by appointment only. Beeson
further stated that all of the similar applications the Planning Board has approved
have not had open business hours.
Morgan advised James that his operation could become retail sales if he had open
hours of operation.
Cable said that he wanted James to be safe, and by operating by appointment only
and keeping a log of visitors to the site, he would be safe.
James said that he was okay with the conditions presented by the Planning Board.
The application was updated to reflect the new conditions:
• By appointment only;
• Test firing only by the applicant;
• Test firing into the AR500 bullet trap with a backstop in the existing enclosed
building; and
• Test firing only during daylight hours.
James signed the updated application.
The Chair closed the public hearing for discussion among the Board members and a
possible motion.
On the motion of Beeson, seconded by Austin, with a vote of 7-0, the Planning Board
voted to approve the request with the added conditions, with the motions contained
in the Planning Board agenda packet.
REZONING REQUEST #2025-00022027
The Randolph County Planning Board will hold a duly published and notified
legislative hearing on the request by CAROLINA TRAVEL MANAGEMENT,
INC, Randleman, NC, and their request to rezone 54.80 acres out of 65.71
acres on the corner of US Hwy 220 Bus N and Holder Inman Rd Ext, Level
Cross Township, Randleman Lake Protected Area Watershed and
Randleman Lake Critical Area Watershed, Tax ID #7757787799, Primary
Growth Area, from RA - Residential Agricultural District to LI - Light
Industrial District. It is the desire of the applicant to rezone the property to
allow any uses allowed by right in the LI - Light Industrial District.
Heinzer presented the rezoning request for the night, the request by Carolina Travel
Management, Inc., for property along US Hwy 220 Bus N.
The Chair opened the public hearing.
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Jonathan Moody, co-owner of Carolina Travel Management, rose to address the
Planning Board.
Moody stated that Holiday Tours started in 1978, and that he and his brother own
and run a business. Moody stated that the business purchased this property in 2023,
and after years of recovering from the COVID-19 pandemic, the business was
starting to grow by 2024.
Moody stated that the company wants to get the property rezoned without conditions
so they would not have to keep coming back to the Planning Board due to changes
in the site or site plan. He explained how the current business at 10371 Randleman
Rd, Randleman, is currently zoned HC-CD - Highway Commercial - Conditional
District, and that they had lost business waiting on the rezoning process in the past,
and by using a "straight rezoning," it would allow the business to grow as
opportunities came along. Moody further stated that looking at the topography of the
property allows buildings to only be placed in a few locations, and they want to be
able to develop the property without having to come back and get the Conditional
District permit amended.
Pell reminded the Planning Board that, due to the rezoning request, the members
are limited in the questions that can be asked.
Moody said that he was open to suggestions from the Planning Board, and he was
willing to work on compromises if they were needed.
Beeson reminded the Planning Board that the applicants did come back to the
Planning Board to change the Conditional District at the Randleman Rd location, and
due to the time it took, the company lost the client.
Cable said that he would like to see a buffer along the property lines at the mobile
home park, but that would require a Conditional District permit.
Austin asked if the company would be tapping into public water and sewer. Moody
stated that they have started preliminary soil work on the property, and they would
not be tapping into the water line that runs in front of the property. Moody also stated
that the company had offered the Piedmont Triad Regional Water Authority
(PTRWA) to place an elevated water tank on the property for free, but the PTRWA
turned down the offer.
Hedrick said that the Planning Board needed to be careful about what and who
would be using the property, as the Randolph County Unified Development
Ordinance contains fifty-seven different uses in the LI - Light Industrial District.
Moody stated that the development of the property is also limited based on the
Randleman Lake impervious surface watershed rules, and only twenty-four to thirty-
six percent of the property could be covered with building, parking, etc., but they
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were already working on getting those calculations together.
Beeson said he thought that the location is good for LI zoning as it is close to
Interstate 74.
Austin asked if the property had been timbered, and Moody stated that the previous
owner had a fifty-year forestry plan on the property, and the previous owner had
cleared it before the company bought the property.
Pell asked if there were any questions from the Planning Board.
Amanda Goss, the Property Manager for Hidden Forest Estates Mobile Home Park,
stated that the current owners of the park purchased it in 2024 and have made many
improvements to the park. Goss described the number of new homes brought in this
year and how many were planned for 2026, and that she is concerned about the
impacts this rezoning may have on the residents in the mobile home park. She
asked the Planning Board to consider the existing residents in the park.
Beeson stated that the red line shown on the map is not always accurate, but that
there does not appear to be much space between the mobile home park and the
request location.
Goss said that she wanted to see the company grow, but she also wanted to see the
park's residents enjoy their investment.
The Chair closed the public hearing for discussion among the Board members and a
possible motion.
Cable thanks Goss for her input. Cable talked about the previous rezoning requests
for the company, and he could see them requesting a Conditional District Permit if
not for the topography. He stated that he is not a fan of "straight rezoning," but this
request makes sense, and it is the only real option for this site. Cable told Goss that
Holiday Tours and Carolina Travel Management are good neighbors, and they could
possibly come together to compromise so everyone can get what they want.
Hedrick said that the Planning Board must consider that the applicant could decide
to sell the property, and there would be no protection over the view from the
highway. Hedrick stated that otherwise, he thought this was a great idea.
Austin stated that he drives by the site two or three times a day, and the request to
rezone the property to LI fits the area, even with residential uses across the road.
Austin said that he has the same concern over straight rezoning as other Planning
Board members have stated.
Morgan reminded the Planning Board that they cannot put any conditions on this
request.
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Beeson said that he agreed about rezoning the entire parcel, but some green space
could be left as a result of the development.
Hedrick told the Planning Board that the Board has to consider the same options for
any applicant.
Cable said this is the third or fourth time Moody has been before the Planning Board.
Cable said that he trusts Moody to do what he says he will do, as he has done in the
past. Cable said the owners of the company live in the community and they would
not do anything to hurt the community, and this development could best serve the
property and community, and it is a good fit.
Mooney stated that he was concerned about the rezoning and the future impacts.
Hedrick said that he agreed with Mooney, and then he talked about the Northeast
Randolph County Growth Management Plan and some of the requirements
contained in the Plan.
Cable said that the development could generate a lot of green space, and there have
been two people who have spoken regarding the request, and he is optimistic about
the request.
Pell reminded the Planning Board that if the request is denied, the applicant has to
wait one year before bringing the rezoning request back to the Planning Board.
Austin said that if the applicant was representing a property owner from Florida, it
might be different, but the company is local and they have established the business
with a good reputation, and that is the biggest factor in his mind.
On the motion of Hedrick, seconded by Mooney, with a vote of 7-0, the Planning
Board voted to reopen the public hearing for this request.
Moody stated that any time delay for the rezoning will push back the entire project,
as surveying took many months to complete, and they are ready to break ground
once the rezoning and the appeal process have been completed, and any delays will
cause problems.
The Chair closed the public hearing for discussion among the Board members and a
possible motion.
Thompson stated that at this time that her son works for Holiday Tours and she is
not sure if it is a conflict of interest, but she will not participate in the vote or
discussion on this request.
On the motion of Cable, seconded by Austin, with a vote of 4-2, with Hedrick and
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Mooney voting no, and Thompson abstaining due to a possible conflict of interest,
the Planning Board voted to approve the request with the motions contained in the
Planning Board agenda packet.
Pell told the applicant that there is a fifteen-day waiting period for possible appeals.
Pell said if no appeals were filed, the approval would be mailed out.
6. Update from the Planning Director.
Heinzer told the Planning Board that the eModules have been purchased, and the links
will be pushed out to the Teams site. Before the next meeting, Heinzer will let the
Planning Board members know which session to view before the meeting, so the Board
members can discuss the topic covered in the training.
Pell told the Planning Board members that there would be no Planning Board meeting
in December. Pell also stated that Austin, Beeson, and Cable were reappointed to the
Planning Board, and they would take their Oath of Office at the January 6, 2026,
meeting. Pell also stated that Planning Board Officer elections will take place at the
January 6, 2026, meeting.
7. Adjournment.
Having no further business, on the motion of Cable, seconded by Beeson, the Planning
Board voted 7-0 to adjourn at 07:50 PM.
________________________________
Chairman
________________________________
Clerk to the Planning Board