10OctoberPB - Joint Meeting with Board of CommissionersPlanning Board Minutes October 26, 2023 Page 1 of 7
RANDOLPH COUNTY PLANNING BOARD MINUTES October 26, 2023
There was a special joint meeting of the Randolph County Planning Board and Randolph County Board of Commissioners on Thursday, October 26, 2023, at 6:00 p.m. in the 1909 Historic Courthouse Meeting Room, 145-C Worth St, Asheboro, NC. The purpose of this
meeting was to hold a public hearing on the proposed Northeast Randolph County Growth
Management Plan and its potential adoption.
For information regarding the Randolph County Board of Commissioners portion of this
meeting, please see the Randolph County Board of Commissioners minutes.
Chairman Pell called the meeting to order at 6:02 p.m. on behalf of the Planning Board and welcomed those in attendance. Pell called the roll of the Board members.
• Reid Pell, Chair, present;
• Kemp Davis, Vice-Chair, present;
• John Cable, present;
• Melinda Vaughan, absent;
• Reggie Beeson, present;
• Ken Austin, present;
• Barry Bunting, present; and
• Brandon Hedrick, Alternate, substituting for Vaughan, present. County Planning Staff including Cory Hartsoe, Eric Martin, Kayla Brown, Kim Heinzer, and Tim Mangum were present for the meeting.
Pell opened the public hearing for the Planning Board. Tonya Caddle, Planning and Zoning Director, explained the process of the development of the Northeast Randolph County Growth Management Plan and asked for Jesse Day,
Planning Director, and José Colón, Regional Planner, from the Piedmont Triad Regional
Council to make a presentation and answer questions from the Boards. (See Exhibit #1 for the PowerPoint presentation that was done by Day and Colón.) Day and Colón presented the Boards with the methodology of the plan, a brief description
of the proposed plan along with the Executive Summary, policy areas, and the various
meetings that were held for the development of the plan.
Planning Board Minutes October 26, 2023 Page 2 of 7
Colón stated that the plan is to be a policy framework and is a living long-range plan. Colón thanked the Steering Committee, County Planning Staff, and the public for being so engaged in the process. Colón opened the floor to questions from the Boards.
Pell asked if the Planning Board members had any questions. Hedrick stated that members of the Planning Board have had opportunities to review the draft plan and provide feedback.
Davis stated that he thought that the draft plan was great and involved a lot of time and that the plan may change over time, and it will be interesting to see how the County moves forward.
PUBLIC HEARING ON THE
NORTHEAST RANDOLPH COUNTY GROWTH MANAGEMENT PLAN
The Randolph County Planning Board will hold a duly published Legislative Hearing as required by the Randolph County Unified Development
Ordinance, Article 400, Section 411, Item B, on the Northeast Randolph
County Growth Management Plan. At the conclusion of the Legislative
Hearing, the Randolph County Planning Board will make a recommendation
on the adoption of the Northeast Randolph County Growth Management
Plan to the Randolph County Board of Commissioners. Pell called for anyone wishing to speak regarding the Northeast Randolph County Growth
Management Plan to come up and address the Boards.
Morgan read the rules for the public hearing session including the time limits for each speaker. Morgan called the first speaker and each speaker followed in the order as indicated in these minutes.
Karen Scotton, 548 W Railroad St, Staley, rose to address the Boards as the Mayor of Staley and she stated that she was speaking on behalf of the Board of Commissioners for the Town of Staley. Scotton stated that the people in the area of Staley loved their way of life and did not mind having to drive to get what they needed. The people in the area
are asking that the area north of US Hwy 64 E, east of NC Hwy 49 N, and south of US Hwy 421 be changed to a Rural Growth Area as a way to protect the agricultural community and farmers. Doug Nixon, 668 S Main St, Staley, said that his portion of the County had always been
an agricultural area. Nixon spoke about the concerns regarding well water and said that if progress gets out of control, the results can be tragic. Sybil Burgess Murray, 9833 US Hwy 64 E, Ramseur, stated that she has been coming to these meetings and has been just observing. Murray stated that she agreed with Section
6.6b in the Northeast Randolph County Growth Management Plan. She stated that she
Planning Board Minutes October 26, 2023 Page 3 of 7
wants the area to be attractive, without industrial development. Murray reminded the Boards that farmers often must use US Hwy 64 E to access different parts of their farms.
Candi Langley, 2454 NC Hwy 49 N, Ramseur, was present on behalf of property owners
Joseph G and Rosemarie Gulla who own the Marley House at 10435 US Hwy 64 E. Langley stated that the Marley House has been on the National Register of Historic Places since the 1990s. The Gulla’s were not able to attend the meeting and Langley read their letter for the Boards. (See Exhibit #2 for the letter from the Gulla’s.)
Beverly Mooney, 566 Parks Crossroads Church Rd, Ramseur, rose and told the Board that she and her husband are the owners of Millstone Creek Orchard and that they want the area left in a Secondary Growth Area. Mooney stated that people come to this area looking for things that they cannot find at home.
Charles Isom, 1016 Sherwood Ave, Archdale, stated that he moved from Guilford County to Randolph County in the City of Archdale in 2004 due to the area having the way of life and the same values that he has. Isom stated that he did not want to see the County destroyed and turned into something like Guilford County or Chatham County.
Maggie Dunn, 352 W Franklinville St, Staley, addressed the Boards by saying that she has lived in this community for 35 years. Dunn shared agricultural concerns and the amount of money that various agricultural operations bring into the County's economy. (See Exhibit #3.)
Debbie Highland, 6865 Brooksdale Rd, Staley, addressed the Board and told them about the historic school in the area that was built between 1919 and 1921 and how it provided a valuable service to the African American community.
Eric Christenbury, 7244 Old Staley Rd, Staley, stated that he is a landowner and business
owner and wants to know who is driving the pressure for development and why we want to move in this direction. Christenbury stated that if he wanted services like water and sewer, he would live in the municipalities. He also stated that he is concerned with traffic congestion and crime rates. Christenbury stated that he would like to see a minimum lot
size of ten acres and only allow single-family residences in municipalities.
David Fogleman, 1316 Browns Crossroads Rd, Staley, addressed the Boards by stating that industrial and residential development is not always compatible. Fogleman talked about people going to the North Carolina Zoological Park to see various animals and he
felt that his eighteen acres are just as valuable due to the wildlife on this property. He
states that industrial operations often promise benefits but asks if the benefits outweigh the negative impacts on the community. Sue Scotton, 1839 Browns Crossroads Rd, Staley, talked about the issues of agricultural
equipment and its impact on the traveling public and how many times crashes are caused
by agricultural equipment. Scotton stated that it was important that as the County continued to grow and expand into rural areas these concerns be addressed.
Planning Board Minutes October 26, 2023 Page 4 of 7
Travis Pugh, 6422 Goldfield Rd, Liberty, addressed the Boards by saying that everything that is being done is being driven by money. Pugh stated that he is a fourth-generation farmer and hopefully, he is raising a fifth-generation farmer. Pugh stated that he has been
offered money for his farm that would allow his family to live comfortably for several years.
He stated that agriculture is the backbone of Randolph County and what would happen if the Toyota megasite closed. He asked the Boards to listen to the citizens and do what they are asking.
Kim Lackey, 2334 Shady Grove Church Rd, Staley, said that much of her comments have
already been covered and stated that agriculture is important to Randolph County as shown by the results of a survey about the Farm, Food and Family Ed Center. Lackey asked that the rural areas be protected and treasured.
Amelia Lackey, 2334 Shady Grove Church Rd, Staley, told the Boards that she is a
member of the Providence Grove Future Farmers of America and that many people in the chapter want to keep the family farms alive. She stated that the FFA gives students real-life hands-on experience and that the decisions made tonight will impact future generations and their families.
Emily Scotton, P O Box 22, Staley, addressed the Boards by stating that there have been no considerations made for education in the draft plan. E. Scotton talked about staffing issues at the school where she teaches and stated that the plan does nothing to address staffing shortages. She asked the Boards to consider making the changes as requested
by K. Scotton to keep the area rural.
Melda Dyer, P O Box 626, Ramseur, shared a saying with the Boards that “Enough is too much already.” Dyer stated that he has lived all over the world and the Randolph County and Staley is her favorite place to live. Dyer closed her comments in prayer.
Gwendolyn McIntosh, 7217 Margaret Chapel Rd, Staley, stated that she is known as “Ms. Gwen” and she loves her little Mayberry, and that the community does not need anything. Pell asked if there was anyone else that wanted to address the Boards.
Hearing none, Pell closed the public hearing for the Planning Board. Pell asked if there were any questions from Planning Board members.
Davis stated that he appreciated the agriculture community and that he understood what
they were trying to do. Davis stated that changing the Growth Management Area will not change someone's way of life or the value of the property. Day said that the draft plan is not a zoning document and will not change the zoning of a property. Day stated that the plan recognizes where transportation and infrastructure
exist, and he read sections from the draft plan as examples to clarify.
Planning Board Minutes October 26, 2023 Page 5 of 7
Davis stated that the draft plan is not a change in zoning and Day stated that Davis’ statement was correct and that the draft plan tries to help balance a lot of information into the decision-making process.
Cable asked about the Primary Growth Area along the US Hwy 64 E corridors and buffers and scenic corridor options. Davis stated that much of the area looks as if it is already preserved.
Hedrick talked about the provisions in the Randolph County Unified Development
Ordinance that address scenic corridors and the process that must be followed to have the corridors approved. Hedrick said that it was great that the community came out to let their concerns be heard.
Beeson asked about the width of the Primary Growth Area along the NC Hwy 49 Corridor and Day said that it is five hundred feet on each side of the road from the centerline. Pell asked about the width of the Primary Growth Area on the US Hwy 64 E corridor and
Day said that it is 1,000 on each side of the road from the centerline.
Cable stated that NC Hwy 49 is buffered five hundred feet on each side and US Hwy 64 E is buffered 1,000 feet on each side and he was told that he was correct.
Caddle reminded the Boards that they needed to understand the request and that it is not
good planning practice to have no transitional area between the Primary Growth Area and the Rural Growth Area as is being requested at the meeting. Caddle stated that such as change could lead to unintended consequences in the future,
Cable stated that the Planning Board and Board of Commissioners still control zoning,
buffers, etc. and that a transitional area should be considered. Caddle reminded the Board that the draft plan is not a zoning plan and does not speak to specific zoning regulations.
Hedrick talked about the differences between the Primary Growth Area and the
Secondary Growth Area as outlined in the draft plan. He stated that zoning questions would still come to the Planning Board and it would be unusual for the Planning Board to approve something that was inconsistent with the draft plan.
Pell asked if there were any other questions from the Planning Board members. Hearing none, Pell closed the public hearing for discussion among the Board members and a motion.
Pell reminded the Planning Board that they could recommend approval of the plan as
present, approval of the plan as amended, recommend rejection of the draft plan, or postpone a decision on the draft plan.
Planning Board Minutes October 26, 2023 Page 6 of 7
Cable stated that he felt that a lot of smart people sat on the Steering Committee and that they did a good job and took a lot of time looking at the issues. Cable said the entire process was about getting ideas to protect the future and protect growth in the County
because development will be coming to the County. Cable stated that since the Planning
Board cares about the County and their decisions are not driven by money, they take the time to research the issues and listen to the citizens and that he is proud to serve on the Planning Board and appreciates the passion of the citizens.
Hedrick stated that the draft plan is a static document that is subject to change and it will
serve as a catalyst to change the Randolph County Unified Development Ordinance and other development procedures and that it is important to take all of these various items into consideration.
Pell stated that everything will still come to the Planning Board and the Board of County
Commissioners if appealed and that the County is required to have a plan in place. Austin said it was no accident that farms and farmland preservation was the number one priority in the plan for the Steering Committee. Austin said the Boards are going to do
everything they can to protect your and my way of life and reminded the citizens that they
are represented on the Planning Board and they would do their best to protect Randolph County and its citizens. Hedrick asked about the verbiage on page two is something that Toyota wanted in the
plan.
Beeson stated that he felt that statement was the only change that he wanted to see in the draft plan.
Cable asked if Beeson wanted to amend the verbiage on page two about heavy truck
volume and Beeson replied yes. Hedrick stated that the Planning Board should just make a recommendation and let the Board of County Commissioners figure out the wording for this section.
Beeson stated that the provided motion covers any changes that the Planning Board may want to make to the draft plan. Austin made the motion to RECOMMEND APPROVAL to the Randolph County Board of
County Commissioners that the Randolph County Northeast Growth Management Plan,
which is included in the Planning Board agenda, submitted during the Randolph County
Northeast Growth Management Plan presentation, be adopted as presented or as may be amended. Beeson made a second to the motion to RECOMMEND APPROVAL to the Randolph County Board of County Commissioners for the Randolph County Northeast
Growth Management Plan.
Planning Board Minutes October 26, 2023 Page 7 of 7
Pell, having a proper motion and second, called the question on the motion to RECOMMEND APPROVAL to the Randolph County Board of County Commissioners that the Randolph County Northeast Growth Management Plan, and the motion was
adopted unanimously.
Having no further business, Pell called for a motion to ADJOURN the meeting. Davis made the motion to adjourn, with Cable making the second to the motion.
Pell, having a proper motion, and second, called the question on the motion to ADJOURN. The motion passed unanimously. The meeting adjourned at 8:09 p.m., with 51 citizens present.
RANDOLPH COUNTY NORTH CAROLINA
________________________ Chairman
_________________________ _______________________________ Clerk to the Board Date
Approved by Randolph County Planning Board December 5, 2023
to/2612023
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Gro$th Management
Plan Update
Rondolph Counta
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me uqote jnes on the Northeostenl
Pottion ol Rondolph County.
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Section r - Overview aod Purpose
S€ction 2 - BuildiDg the Vision
Scction 3 - Mapping Future Go$,th
S€ction 4 - Gro*th Mamgement
Policies and R€aommendations
Section 5 - Existing Condition Maps
s€ction 6 - Randolph County Board of
Colnmissioners Resolution
Appendix, Credits, and Sourc€s
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EXHIBIT
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Tat le of Cont€nts
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Municipal Meetings. Met with repres€ntatiws from Ashebolo,
FranHinville, Lib€ty, Ramseur, Randleman
and sraley for feedback on gm$th issues
Public Meetings
:. M€etin$ held on April r8, June 29 and
A[8ust 31
Public input sun e, (Nearly z5o responses)
i, Agricultlue, industrial and housing issues are
top mtrled
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Planning
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2
Polic) Areas
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Steering Committee
r 6 meetings since January. Review gmrrth data, Policy areas and crafted
new recoomenilatioDs
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Gmrrth Modeling Analysis
Complete w/ Methodologr
P8. 26-39
Toyota Megasite One-mile
Bufier/Enhanced Area
Updated one-mile buffel to rellect preriousl]
approved Toyota Mast€r ASreement (Pg. 2)
Existing Condition Maps Added
Pg. 55-62
Updatcs sltrce
August rvork
session
Erecutive Sumrnarlr
Pg. iii iv
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EXHIBITto\
10435 US Hwy 64 E
Staley, NC 27355
October 23, 2023
Dear Member of Randolph County Planning Board and Randolph
County Commissioners,
My name is Joseph Gulla. My wife and I own the property 10435 US
Hwy 64 E. This property contains the Marley House, a home on the US
Historical Register. The Marley House was built in 1816 and has been
improved and expanded over more than 200 years. lt is a uniquely
beautiful vernacular structure.
The property also contains a farm that was significant in its day and
presently, it is used to help develop the skills of new farmers. ln the last
10 years, 7 farmers have worked the land and developed their unique
farming brands. We need farmers and the farms that they create to
feed us.
My wife Rosemarie and I request that the Hwy 64E corridor from the
Chatham County line to Vaughn York road be designated in the
Seconda rv Growth Catesorv as this best fits the historical and
agricultural nature of our property and many others in the area
Sincerely,
Joseph & Rosemarie Gulla
(919) 274-06s3
ma rleys.mills.fa rm @gmail.com
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Marley House - A Vernacular Farmhouse
1816 - single pen log cabin with a loft
L830-40 - second story and shed room
1850 - rear wing
1920 - enlarged including porch
1990 - accepted to national historic register (one
of 18 places in Randolph County)
Mill, stagecoach station, farm, post office, store,
and community with a school (40 people in 1897)
The Buildings
Marley House and Shed
1816
Ellis Barn - 1833 and 2009
Womble House - mill house
from 1835
Nixon Barn - 1925
Little Office Building - 1910
Pluck House, NC Post Office
- 1875
Pack House
Blacksmith Shed
McDuffie Barn - pre 1930
Potters Shed - 1850
Corn Cribs - 1920
Mill Dam - pre 1790
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Historic Marley Mill
- Historic because the former mill on the
property was operating in 1790. The first room in
the house was built in 1816, and the Ellis Barn,
although raised in 2009, has the frame from a
barn that was originally built in 1833.
- Marlev because the Marley family was
associated with the property from the start.
Benjamin then Thomas and others as well.
The People
- Benjamin Marley (1755-1815) and Rachel Swain i.1764-t8.37l
- Land Grants: 1793 (25 acres), 1795 (50 & 100 acres) and purchases of land
totaling 881 acres
- Thomas Marley (L794-1.862) and Polly (1796-1857) then Lavina
(t824-18821
- Had house built in 1816; inherited 211 acres after Benjaman's death
- More that 20 enslaved children born 1839-1883
- George Clymer Underwood (1835-1903)
- Clvil war surgeon studied at Jefferson in philadelphia
- Bought 115 acres in 1869
- iean Vollrath and Greg Talbott
- Restored house and moved many old building to property
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1860 letter
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Staley at
Marleys Mills
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Post Office dates: 1827-1868 then 1875-1905
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