Rockingham County Planning Board recommends multiple rezonings, denies one special-use permit

The Rockingham County Planning Board at its January 2026 meeting recommended approval of several rezoning requests and took final local action on outstanding special-use permits, while moving one agenda item to a later hearing because of notification problems.

Planning staff presented four zoning cases and recommended approval for three: rezoning case 2025-16 (tax ID 790303419383) to Residential-Agricultural (RA) at the southwest corner of Shelton and Hillsborough Roads; case 2025-17 (Quad Oaks LLC, tax pin 702000846111) to remove a conditional RV-sales/service use and return the parcel to straight Highway Commercial; and case 2025-19 (tax pin 890100850655) to rezone a parcel near 195 US 29 Business to Highway Commercial. Staff told the board that “staff finds the application complete, and the sufficient information has been provided for the planning board and board of commissioners to consider the request; staff does recommend the rezoning.” Each of those items drew board discussion about site constraints and review steps but passed as recommendations to the Board of Commissioners.

Public commenters raised local concerns on at least one case. Joseph Lewis, who said he lives at 5107 Millstaff Drive and owns 27 acres near the Quad Oaks parcel, asked how rezoning would affect neighboring property and whether taxes or development impacts would change; staff responded that zoning alone does not change tax rates and that specific development proposals will undergo the technical-review process, with setbacks and buffers applied. Sue Piper Lewis told the board, “We use that land strictly to grow hay, and we don’t want anything that’s gonna harm from runoff to damage that something that’s used for a food source for animals.” Planning staff and board members noted the parcel lies in the Dan River-protected watershed and said built-upon-area limits and the technical-review process are designed to address runoff concerns.

At least one applicant described intended uses. Tyler Bryant, who said he lives in Brown Summit and is proposing a heavy truck sales lot at 195 Highway 29 Business, said, “We plan to open a heavy, truck sales lot there. We’ll meet any county regulations, and all activity will be during business hours.” Board members questioned vehicle activity, DOT access and proximity to residences; staff noted those operational details will be addressed during site-plan and DOT review.

Votes at a glance - Rezoning 2025-16 (Shelton & Hillsborough corner; staff recommended): motion to recommend approval carried by voice vote; will be forwarded to the commissioners for a February hearing. (topic first introduced SEG 122; last discussion recorded SEG 266) - Rezoning 2025-17 (Quad Oaks LLC; staff recommended): motion to recommend approval carried unanimously by voice vote. (topic first introduced SEG 281; last discussion recorded SEG 546) - Rezoning 2025-19 (195 US 29 Business; staff recommended): motion to recommend approval carried by voice vote. (topic first introduced SEG 559; last discussion recorded SEG 816) - Rezoning 2025-21 (Cardwell; RP→RA): motion to recommend approval carried by voice vote. (topic first introduced SEG 818; last discussion recorded SEG 977) - Board order 2025-11 (Lisa Bridal special-use permit for nursery/landscaping — UDO art. 6, div. 2, §62.63): board voted to deny (recorded in the minutes as five ayes, one nay). (topic first introduced SEG 1011; last discussion recorded SEG 1031) - Vertical Bridge tower permits (VBTS LLC / Vertical Bridge VBS LLC): two special-use permits to construct wireless communications towers were approved by voice vote and recorded as approved. (topic first introduced SEG 1032; last discussion recorded SEG 1061)

What happens next All of the recommended rezonings will be scheduled for public hearings before the Rockingham County Board of Commissioners in February; board staff referenced both Feb. 9 and Feb. 16 dates during the meeting and confirmed the cases will appear on the commissioners’ February calendar. Item number 5 on the planning-board agenda was moved to February because staff identified notification issues; staff said residents who previously received notice will receive corrected letters and encouraged anyone with questions to contact the community development office.

Why this matters Rezoning decisions change the range of uses that can be proposed on parcels and shape future development patterns, including commercial corridors, watershed management and traffic. The board’s recommendations are advisory; final decisions rest with the Board of Commissioners, which will hold additional public hearings before acting.

The meeting concluded with routine encouragement from the chair for public participation; a motion to adjourn passed by voice vote.