Duchesne County planning panel approves Solstice Property Group racetrack with amended noise and stormwater conditions

The Duchesne County Planning Commission on June 4 approved a conditional use permit for a proposed motor racetrack on about 45 acres submitted by Solstice Property Group, but amended staff recommendations on noise and stormwater before voting.

Mike Godfersen, deputy director of community development, told the commission the application covers an eighth-mile drag strip (with slowdown), a dirt-bike track, an oval track and parking for roughly 200 patrons on three A-5–zoned parcels. He said the nearest existing residence is approximately 380 feet from the proposed site and described required public-health and public-safety reviews, including Tri County Health approvals for septic or event-restroom permits and fire marshal review for hydrant or waiver requirements.

The staff report identified dust, traffic, sanitation and sound as the principal concerns and included a set of recommended conditions. On noise, staff estimated peak source levels of about 130 decibels at the track and projected that intermittent announcements or race runs could measure around 90 decibels at distances similar to neighboring lots; staff’s initial draft recommended a mitigation target of 65 decibels measured just outside adjacent homes. Godfersen explained the county has a professional decibel reader and enforcement process and that an approved dust-control plan and other permits would be required prior to operation.

Applicants and supporters argued the 65-decibel figure would effectively preclude meaningful racetrack activity. Sean Taylor, a co-applicant, and others described the project as a nonprofit-managed, community-oriented facility and proposed higher intermittent limits and a system of scheduled variance days for large events. Ryan Hong, identified as a member of the Apex Racing Foundation board that would manage operations, said the group would seek to balance community impacts with economic benefits such as hotel and restaurant demand.

Commissioners questioned enforcement, measurement methods and the potential cumulative effect if new homes are built in the subdivision. Staff and applicants discussed mitigation options — earthen berms (at least 6 feet tall with a 2:1 width-to-height ratio), fences atop berms, and a commitment to neighbor coordination — and possible thresholds for re-evaluation if complaints become sustained.

After discussion, Commissioner Terry Nelson moved to approve the conditional use permit with two substantive amendments to staff recommendations: replace the draft 65-decibel mitigation target with a 90-decibel intermittent standard measured at surrounding homes and add a specific stormwater protection requirement to the conditions list. Commissioner Reid Van Wagner seconded the motion and the commission passed it on voice vote.

The decision includes the other standard conditions recommended by staff: obtaining a business license, constructing durable dust-controlled access and parking, submitting any required dust-control plan to Tri County Health, securing building and occupancy permits for any structures, obtaining road-approach permits, coordinating with UDOT Region 3 on highway access, providing the FAA notice determination, and meeting fire marshal requirements for protection equipment or hydrant waivers prior to operation.

The commission and staff said the county will use its decibel meter to investigate complaints and that persistent verified violations could trigger permit enforcement or revocation under county code. Commissioners emphasized that additional mitigation or further limits could be pursued if ongoing complaints indicate the operation is creating a nuisance.

Next steps: applicants must satisfy the listed conditions (permits, approvals, and mitigation) before beginning operations. The commission did not set an immediate enforcement protocol beyond existing code procedures and conditional-use oversight; staff indicated they would work with the applicant on monitoring and community outreach.