County planners recommend zoning change, permit for motocross operation
- Charlene Sims, Journal staff
- 22 hours ago
- 7 min read
By Charlene Sims, Journal staff
MOUND CITY - A motocross track on about 40 acres northeast of Trading Post received the recommendation of the Linn County Planning Commission to change its zoning from Agricultural to Commercial during the commission’s meeting on Tuesday, Feb. 10. The commission also voted to recommend the operation receive a conditional use permit (CUP) to operate a business and host races and other events there.
The recommendations now go to the Linn County Commission for its consideration. If the commission approves the zoning change and CUP, it will likely set precedent that will allow similar applications for motor sports to successfully begin operations in areas zoned Agricultural.
The county successfully denied a request by developers of a 4x4 vehicle park for Jeeps and similar vehicles about 25 years ago. As a result, Kansas Rocks Recreation Park moved to a 360-acre tract in Bourbon County.
The property at 16349 Young Road in rural Pleasanton is owned by Eric and Emily Thies, who have operated a motocross training business and hosted races for about 23 years without getting necessary zoning or a CUP. The zoning of the property had to be changed from Agricultural to Commercial before the property could have a CUP approved because a motor sports use is not allowed on land zoned Agricultural.
Hal Aggers, planning commission vice-chair, who conducted the meeting in the absence of chair David Fisher, went through a draft that was intended to govern the motorcycle training activities and the single annual organized event list of conditions. The planning board discussed each condition.
The conditions were:
Site location and track configuration. All motorcycle training and events shall occur only north of the driveway as shown on the attached map. The racetrack’s start location for any organized event shall be established in the north most corner, a practical portion of the track. All members agreed on that condition.
The permit shall maintain a dust control plan during all riding activities including the use of watering and sawdust as needed to control dust. All planning commission members agreed with that condition.
No permanent or temporary lighting should be installed or used for training or any organized event. After much discussion, this was changed to “No lighting for commercial events 30 minutes outside of business hours either direction.”
The discussion was started when County Counselor Jacklyn Paletta asked what the third condition meant.
Aggers said it meant that they could not be racing at night. He said this meant that all events would have to be during the day.
Planning commission member Daniel Black asked Paletta a legal question, “Their permit is for the business. We can’t tell them what they can do when they’re not during business hours, correct?
Paletta answered, “To the extent that this is for commercial purposes. I mean that’s part of the question that I have.”
Black said that he would like to change from “organized” event too, because that makes it sound like they can’t even have family gatherings that are organized and that’s not right. He said that comes in later with other issues that he has about the conditions.
“It needs to be changed to the business aspect of it,” said Black. “But you can’t tell them they cannot ride at night if they want to ride at night. The lighting is their own thing. It’s almost infringing on their personal issues too.”
Planning board member Steve Miller asked how they were going to police whether they were making money.
Paletta said that the lighting piece may be a bit superfluous, so maybe it should be connected to the hours that commercial hours are allowed.
The conditions continued:
4. Sound testing and noise standards. All motorcycles shall be sound tested before and after riding and shall comply with the American Motorcyclist Association (AMA) motocross maximum standards as published in the current AMA motocross rule book. Sound testing shall follow the AMA two-meter max procedure. Also, an independent sound study must be completed semi- annually per year and findings reported to the zoning administrator. All members were good with that condition.
5. Holiday, hours of operation and/or annual organized events. Training and organized events shall not occur on New Year’s Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, or Christmas Day. After some discussion, all members approved changing it to commercial organized events.
Black said at this point that he thought this should be just for the training thing and not the special event.
6. No more than one organized motocross event may occur per calendar year. The organized event shall not exceed two consecutive days and shall operate only between 8 a.m. and 5 p.m. local time.
After much discussion, the wording was changed to “A separate permit will be required if over 300 or more persons are going to attend an event.”
Planners approved the first draft but Black said he thought the one race is a specific thing and should be taken separately from this part of it because that’s a one-weekend thing. This permit is mostly for the business of the training, he added.
“I think that comes down to like shutting down a street for a parade or whatever,” said Black. “The race weekend is its own entity. Do they need the conditional use permit to be able to have the racing event? Yes. But do we have to put the racing weekend in the CUP? I don’t think so. I think they can’t do the race without the CUP, but the race doesn’t need to be part of the CUP.”
Paletta jumped in asking what was meant by no more than one motocross event.
‘We can take that out if that’s when you guys want to do,” said Aggers.
“My concern is that this is not enforceable because anybody could say its organized,” said Paletta.
Paletta said that the commission could put a number on the amount of people that could are at an commercial event. She said it was over broad as written.
Aggers asked if it was written that there could only be one event of 500 people one weekend for two days between 8 a.m and 5 p.m. and would that be acceptable.
Paletta said that would be something that the codes enforcement officer could enforce.
Planning commission member Connie Gore asked if they put 500 could other events be held with 200 or 300 people?
Aggers suggested dropping the number down to 100.
Black said that he has 100 people that show up at his family’s Christmas.
Aggers took a vote on having the number be 300. Planning commission members Michael McVicker, Donnie Rhynerson, April Umphenour, Steve Miller and Black voted for 300 and Gore and Aggers voted against it.
7. Time Schedule, Time Period. January through February, the training limits individual training to weekends only, 10 a.m. to 3 p.m.; In March and April, a maximum of 12 training days per month,10 a.m. to 3 p.m.; May, individual training only, with a maximum of 20 training days, 10 a.m. to 3 p.m.; June through August, individual training, maximum of 20 training days per month, 9 a.m. to 2p.m.; September through December, individual training, weekends only, 10 a.m. to 3 p.m.
Individual training refers to riding and practice session and does not include the annual event. All members agreed to this condition.
8. Sanitation and Facilities. At least one portable restroom shall be maintained on site at all times.
9. Public address and loud speakers. If public speakers are used during an event they shall be oriented and directed in a northerly direction.
10. Public safety notification. The permittee shall notify Linn County Sheriff’s office and Emergency Management of the annual event date at least three weeks in advance. The notification shall include estimated maximum attendance and emergency ingress and egress information.
11. Sound mitigation, optional. The permittee is encouraged to follow Article 9, Section 9-1103, line 8 of the Linn County Zoning Regulations.
12. Maximum number of cycles running during a training session is 10.
The apparent consensus of the planning commission that a separate special permit for larger events should include sanitation and lighting.
The planning commission voted unanimously to send a recommendation of approval of the Thieses’ CUP application to the Linn County Commissioners.
Next the planning commission approved changing the zoning of the land from Agricultural to Commercial.
The original staff report given by Planning and Zoning Director Jenny Cummings in December did not recommend approval of either the CUP or zoning change. However, if both were to be approved she recommended that the following conditions be added:
1. Environmental Impact Study (at the cost of the owner of the property)
Stormwater runoff plan (avoid discharge onto neighboring properties).
Erosion control measures.
No riding within specified distances of waterways, wetlands, or property lines.Fueling restrictions to prevent spills.
2. Hours of Operation
• Riding limited to specific days and times
• No nighttime riding unless an approved lighting plan is provided.
• Special events require separate approval.
3. Noise Control
Maximum decibel levels at property lines (often 65–70 dB depending on zoning).
All bikes must have compliant mufflers.
Noise monitoring may be required during events.
Berms, fencing, or vegetation installed to act as sound buffers.
4. Dust and Air Quality
Watering of track, driveways, and staging areas to suppress dust.
Use of soil stabilizers or gravel on high-traffic areas.
Dust complaints must be resolved within a specified time period.
5. Traffic & Access
Approved entrance/exit location.
Traffic management plan for events.
Parking plan to prevent off-site parking.
No parking allowed on county roads
Emergency vehicle access must be maintained at all times.
6. Safety & Operations
Track operator must provide liability insurance naming the county as an additional insured.
Safety personnel on-site during events.
First aid/medical access plan.
No alcohol or illegal substances on-site.
7. Lighting Restrictions (if night riding is allowed)
Full cutoff, downcast fixtures.
Lights shut off by a certain time.
No light spillover across property boundaries.
8. Special Event Limits
Limit on the number of large events per year.
Advance notice to neighbors for major races.
Additional temporary parking/traffic control plans for events.
9. Setbacks
Track must maintain minimum setbacks from: To be determined by Planning Commission
10. Maintenance Requirements
Routine grading/maintenance to control ruts and erosion.
Trash collection and restroom facilities on-site.
Regular inspection schedule.
11. Signage
Entrance sign allowed but regulated.
Emergency contact info must be posted.
12. Complaints & Compliance
Track must keep a log of complaints and responses.
County may review CUP annually.
CUP may be revoked for repeated violations.
13. Permit Review & Expiration
CUP subject to renewal after a set period (1–5 years).
County staff may conduct inspections at reasonable times.