CAMDEN COUNTY, Mo. — A bumpy zoning case has made its way through the P&Z commission, but not without loud protests from local residents.

The Camden County Planning and Zoning Commission on Aug. 19 approved a request by Danny James, Chalk rock Raceway, for a Conditional Use Permit (CUP) to allow a newly constructed dirt race track known as the Chalk Rock Raceway, LLC to be a private commercial recreational area. The raceway is an extreme ATV racetrack connected with the Lucas Oil Extreme Dirt Track Racing Series.

The raceway property is zoned A-1 and is located at 729 W.S. Osborn Pass in Roach, Mo. The surrounding properties to the north, east, and west are zoned A-1. Properties to the west are outside of the Lake Area Planning and Zoning District.

P&Z commissioners had tabled the CUP request at their July meeting after hearing opposition from residents who live near the property. Those cited multiple nuisances, as well as a potential for a decrease in their property values. Others spoke in favor of the CUP, and for James, as a businessman with integrity.

The vote was four in favor, and three against. Camden County Planning and Zoning Commissioners voting yes were Chairperson Alison Schneider, Vice Chair Jacob Neusche and P&Z Commissioners Charles Whelpley and Quent Hardman.

Before the vote, P&Z Commissioner Quent Hardman asked the board if they felt it would be a conflict of interest for him to vote on the case, since Danny James and his brother we employed by Hardman, who owns a construction business. The commission answered that they saw no conflict of interest. The no votes included P&Z Commissioners Nancy Osbourne, Dr. Lorraine Brown and Lee Schuman.

Despite testimony from multiple residents at the public hearing that live in the area who stated the raceway would be good for the economy, tourism and local youth, P&Z Commissioner Jacob Neusche said those reasons had no bearing on his decision to approve the CUP.

“Legally they could move the raceway 400 yards and be out of the Camden County Planning and Zoning District. They would then be outside of any regulations whatsoever. The fact that they wanted to come to the P&Z commission and listen to our recommendations, and agree to abide by our regulations, is for me better than if they just moved the racetrack to their family's other piece of property, where they could race every night, with no regulations, and no one could have stopped them,” Neusche said. “I know there are residents who are against this CUP, but it is in their best interest to adopt it. We made a compromise, and when you make a compromise, neither side is happy."

Several residents that attended the Wednesday, Aug. 19 meeting angrily spoke—out of order—against the decision. One man said he objected because P&Z Commissioner Hardman owned the gas station near the event property that would profit from the venture. Hardman denied the statement. Several objected to Hardman’s vote due to his being the employer of the applicant. One resident charged, “Our opinions didn’t make a cotton picking difference,” to which Chairperson Schneider responded, “They actually did. We put a lot of thought into this decision.”  

Camden County P&Z Administrator Kim Willey explained that those in opposition to the decision could make an appeal to the Camden County Board of Adjustment, and they could also write a letter of opposition.

The CUP was approved with the conditions stipulated by the county commissioners as well as additional conditions placed on the CUP by the P&Z Commission.  

The P&Z commission has the authority to issue the CUP, and its decision is final. However, the CUP can be revoked at the administrative level if all of the stipulations are not followed.

“Stay in contact with us, and we can work together,” Camden County Planning and Zoning Administrator Kim Willey requested of James.

Camden County Commissioner Alison Schneider listed the following County Commissions CUP requirements:

  • Minimum of three county deputies to provide traffic control services.
  • Electronic sign boards in both directions on State Highway AA advising of traffic congestion ahead.
  • No parking along W.S. Osborn Pass.
  • Proper event licensing through all county agencies.
  • Proper liquor licensing through the State of Missouri and all county agencies. (James stated there will be no sales of liquor on the premises).
  • Concessions trailers must obtain proper licensing through the county, including health department. They must follow the county health department’s guidelines for temporary food events.
  • An ambulance must be on site during the event.
  • Proper proof of insurance covering event and site from Highway AA event
  • Sufficient number of on-site temporary wastewater facilities
  • All trash and debris from event must be properly disposed of from event site to State Highway AA and along State Highway AA, if event trash is scattered that far.
  • Proper property owner’s authorization.

The P&Z Commissioners added these CUP requirements:

  • Comply with all stipulations above for every event.
  • Proper lease agreement between applicant and owner.
  • Applies only to current applicant and it is non-transferrable.
  • Limit the number of events per year on the property. (At this time James replied he had plans for four and possibly five events this year).
  • Limit the number of people attending the events. At this time James plans for 750.
  • Limit the hours of the events. James agreed to run the races from 3 to 11 p.m.  This includes the awards ceremony.
  • Permanent sanitary on-site sewer facilities shall be constructed. At this time James plans to do this in 2016.
  • Tested on-site water well.
  • Concession stand/trailer must be permanently connected to the tested on site water-well. (He also plans to do this in 2016).
  • W.S. Osborne Pass (the road leading into the venue) must be widened or an alternative means of ingress/egress over to Maihack Road to allow for emergency vehicles to properly access and exit the property.

Case history

On Friday, April 10, 2015 the county commission approved staff to issue an administrative “one-time special event permit” for a dirt racetrack event with the stipulations. On Wednesday, May 20, 2015 James applied for, and was granted, an Administrative One-Time Special Event permit to host the Midwest Extreme Dirt Track Racing Round 4, held on Saturday, May 23, 2015.


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