Rowan County approves motorsports zoning change, rezoning on High Rock Road and a special-use permit for Rowan Power

Rowan County commissioners on Dec. 1, 2025, adopted several land-use and permitting changes, including a countywide zoning-text amendment for motorsports facilities, a rezoning of a parcel on High Rock Road, and a special-use permit for accessory structures at the county’s power facility.

The board approved text amendment DTA 03-25, submitted by the Paddock Property Group, which revises the county’s zoning ordinance definition and standards for a “motorsports racing complex.” Planning Director Ed Muir said the change allows a single integrated track to serve both drag and speedway functions, modifies the definition to permit racing activity on “one or more tracks,” and provides an alternative to full setbacks by allowing a 12-foot noise barrier wall in lieu of the current 300-foot (residential) or 200-foot (commercial/industrial) setbacks. The amendment requires a noise study and, for non-grandfathered tracks, mufflers on vehicles as part of any conditional-district submittal.

Commissioner (Speaker 2) raised noise and property-value concerns for nearby residentially zoned parcels, asking whether a 40-foot or 80-foot setback with a 12-foot wall would be sufficient to mitigate racing noise. Muir replied the proposal relies on the 12-foot wall standard used by NCDOT and that applicants must present a modeled noise study with the application so the board can evaluate impacts before approval.

Applicant counsel Lisa Valdez said the specific project that prompted the amendment already operates a drag strip, and she told commissioners that adjacent residentially zoned land is undeveloped. Valdez noted that recent legislation provides protections for longstanding uses when new development arises nearby, comparing the protection to statutes that shield farms from later nuisance claims.

Separately, the board approved legislative rezoning Z1025 for property at 175 High Rock Road. Planner (Speaker 10) said property owner Uriel Hernandez sought to expand the CBI (commercial/industrial) district to include roughly 8.145 acres of a 23.85‑acre parcel to better align with the US‑52 corridor overlay and the Eastern Area Land Use Plan. The planning board had recommended approval; the commissioners adopted a statement of consistency and approved the rezoning by voice vote.

In a quasi‑judicial matter, the board granted special‑use permit SUPO2‑25 to Rowan Power LLC (application presented by Southern Power Company) to add three accessory structures within the facility’s existing operational area at 5755 NC‑801. Planning staff outlined that proposed improvements — a roughly 30×120 pole building on the north end, relocation of a guard shack closer to the entrance, and a roughly 30×50 oil building — are within the fenced operational area and set well back from property lines and any residences (staff cited distances such as a 750‑foot setback for the guard shack and over 1,200 feet from residences). Chris Pierce, plant manager, told the board the changes would not alter emergency access; the site retains an outer gate with Knox‑box access and the relocated guard shack is within the secured inner area.

After hearing staff findings that the permit met conditional‑use criteria related to public health and safety, compatibility with the area, and protection of adjoining property values, the board made the required quasi‑judicial findings and approved SUPO2‑25 by voice vote.

The board concluded the meeting by approving the DTA 03‑25 text amendment, Z1025 rezoning, and SUPO2‑25 special‑use permit, each on motions and voice votes. Several commissioners voiced concern about potential noise and property‑value impacts from motorsports activity and said the required noise study and muffler conditions will be important to the county’s review of any future conditional‑district applications.

The commissioners also voted separately to allot $300,000 to volunteer and municipal fire departments to restore a previously omitted budget line; that allocation is recorded in the county’s action items for follow‑up in next year’s budget process.