5. Work Session on Event Use, Rural Retail or Agritourism Uses. 5
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Memorandum
To: Scandia Planning Reference: Sydney Stephan request—Event:
Commission Use Workshop
Copies To: Kristina Handt, City
Administrator
Project No.: 15254.000
From: Sherri Buss, RLA AICP Routing:
Date: March 26, 2013
The Planning Commission will hold a workshop at its meeting on April 2 to discuss a resident
request to allow for "event" uses on properties in rural areas. This memo provides background
for the discussion. Key questions to focus the discussion include the following:
1. Does the City want to allow properties to operate as commercial "event centers"for
privately-sponsored events, such as weddings, fundraisers, and similar events?
2. Should this commercial use required to be linked to agricultural use or another
commercial use that is the primary use on the property? A commercial "event use"
linked to or supportive of agriculture or other allowed commercial uses would be
consistent with the land use policies in the Comprehensive Plan. The existing
"agritourism enterprise" use definition in the code could be modified to include "event"
uses, and performance standards for this use could be added to the Development Code.
The "event" use could also be allowed as part of the existing "resort" or"conference
center' use, or other existing commercial uses.
3. Should a broader"event" use be allowed that is related to the City's rural character or
other features, and not necessarily subordinate to an agricultural use? If yes, how would
the use be defined? Where would it be allowed? What performance standards should
be required?
This memo provides background information regarding the request, the current code,
ordinances and Comprehensive Plan; event ordinances in other communities; and issues to
consider as the Commission discusses this request.
Backqround—Resident Request
The City Council has requested that the Planning Commission address an issue raised by
Sydney Stephan, 22200 Meadowbrook Avenue North. Mr. Stephan would like to create an
"event center" on his property, which is close to 40 acres in size and located in the Agricultural
An employee owned company promoting affirmative action and equal opportunity
Scandia Planning Commission
Events Use Workshop Page 2 April 2,2013
Core and General Rural Districts. The City's ordinance does not currently have a use that fits
the use that he proposes.
Mr. Stephan would like to create a commercial "event center" for privately-sponsored outdoor
events, such as weddings, fund raisers, company picnics and similar events. He indicates that
the proposed "events" use is enhanced by the rural setting of his property.
Scandia's Existinq Development Code and Ordinance 119
The Development Code includes uses that are related to Mr. Stephan's proposed use, but none
of the defined uses in the current code fits the use he is proposing. The code currently includes
definitions for the following uses:
• Aqritourism Enterprise: A commercial enterprise on a working farm or plant nursery in
which the public or invited groups participate in recreational or educational activities
These activities must be related to aqriculture or natural resources and incidenta/to the
farm operation. This term includes farm tours, hay rides, corn mazes, and c/asses
related to agricultura/products or skills and similar uses. Campgrounds or overnight
camping shall not be considered an Agritourism Enterprise. This use is allowed in the
following Zoning Districts with a Conditional Use Permit:
o Agricultural Core (AG C)
o General Rural (GR)
o Village Neighborhood (VN)
o Rural Commercial (RC)
• Conference Center: A hall or other building which is designed to hold meetings, public
and private business and social events or conferences. May be included as part of a
resort. This use is allowed in the following Zoning Districts with a Conditional Use
Permit:
o Agricultural Core (AG C)
o General Rural (GR)
o Village Mixed Use A (VMU A)
• Resort: Any structure or group of structures containing more than 2 dwelling units or
separate living quarters designed or intended to serve as seasonal or temporary
dwellings on a rental or/ease basis for profit with the primary purpose of said structure
or structures being recreational in nature. Uses may include a grocery for guests on/y,
fish cleaning house, marine service, boat landing and rental, recreation area and
equipment and similar uses normally associated with a resort operation. This use is
allowed in the following Zoning Districts with a Conditional Use Permit:
o Agricultural Core (AG C)
o General Rural (GR)
Chapter 2, Section 4.21 of the Development Code includes performance standards for Resorts
and Conference Facilities.
The Code does not include perFormance standards or requirements for the Agritourism
Enterprise use.
The City's existing Ordinance 119 includes a definition of"special event" and includes the
requirements for holding such events. "Special events" do not include events that are not open
to the public and held on private property. Ordinance 119 includes permit requirements and
7
Scandia Planning Commission
Events Use Workshop Page 3 April 2,2013
performance standards for Special Events that could be useful in considering criteria for an
event ordinance for private, commercial events.
Scandia's Comprehensive Plan
The Vision narrative included in the 2030 Comprehensive Plan includes the following:
• Scandia has maintained its unique rural character, agricultural heritage, historic charm
and natural resources.
• Growth management emphasizes the protection of a rural agricultural feel without pulling
up the draw bridge to change.
• Commercial, health care and industrial uses are primarily located in the village, although
some agriculturally-oriented and recreational commercial uses are located near
agricultural and recreational amenities.
The Vision for future land use includes the following
• Retaining the integrity of the village center as the commercial core surrounded by small-
town neighborhoods.
• Ensuring the continuation of a thriving agriculture economy in the city.
• Allowing a variety of rural residential development outside of the agricultural core area
and village center.
The Comprehensive Plan includes land use goals and policies related to commercial uses and
agricultural uses, including the following goals:
• The City should continue to support agriculture as a basic economic activity.
• Encourage commercial uses that complement existing uses and uses patterns. New
commercial uses are generally encouraged in the Village area and adjacent to other
existing commercial areas.
• Goals for the Agricultural Core (AC) area include encouraging a variety of agricultural
operations, including smaller-scale metro-oriented agriculture, value-added production,
and small-scale agricultural-related commercial uses. Residential development
compatible with agricultural use will be a secondary use, and recreational commercial
uses will be allowed as a conditional use.
• Goals for the General Rural (GR) District include allowing agricultural and single-family
land uses. Secondary uses will include agricultural production, parks and recreation,
and public and private institutions. The District description states that "Recreational
commercial uses will be allowed as a conditional use."
• The plan called for creation of Rural Commercial nodes to support commercial
development in rural areas with a tradition of commercial activity.
In general, the plan supports a variety of commercial uses related to and subordinate to
agriculture in the AC and GR Districts. The land use goals support new or expanding non-
agricultural commercial activity in the Village Mixed Use and Rural Commercial districts.
Other Communities
Other communities in Washington County and Chisago County allow"events" uses that take
advantage of the rural setting, but are not necessarily related to an agricultural use:
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Scandia Planning Commission
Events Use Workshop Page 4 April 2,2013
• Ceremonv Facilitv:A location to conduct a formal ceremony observing a special
occasion, and operated with the intention of earning a profit by providing the facility to
the public. (Stillwater Township—the Ceremony Facility use is an accessory use
allowed as secondary to an agricultural use or single-family residential use. Requires a
CUP. Amplified music is not permitted and hours are limited.)
• Rural Retail Tourism: Businesses which attract travelers or visitors to areas historically
or traditionally used for agricultural purposes, which are generally small-scale, low-
impact, and entertainment, recreation, and/or education-focused. (Chisago County—
allows businesses such as heritage attractions, use of single-family rental properties for
retreats, crafting, weddings, receptions, bed and breakfasts, and other small-scale, low-
impact events or festivals, and local venues for the sale and serving of locally-produced
products. No thresholds defined for"small-scale" and "low-impacY' in the ordinance—
approving authority has discretion to process permits as a major commercial conditional
use as needed. Requires a CUP.)
Other communities in the U.S. have a variety of definitions of event-type uses that are related to
agriculture or large tracts of land, including the following (see Zoninq Practice attachment):
• Aqritainment: events and activities such as corn mazes, hay rides, and petting zoos, that
allow for recreation, entertainment, and tourism in conjunction with agriculture support
and services directly associated with on-going agricultural activity on-site.
• Rural economv uses: an array of agricultural and equine enterprises, tourist attractions
and services and commercial businesses that are land-based, depend upon large tracts
of open land and the area's rural atmosphere.
Issues and Performance Standards
The issue of Zoning Practice attached and the handout from Chisago County identify some of
the issues related to "agricultural tourism" and similar rural commercial uses. The section
beginning on page 4 titled "Recreational Activities" of Zoning Practice is relevant to our
discussion. The issues identified with these uses lead to the development of permits and
performance standards to regulate the use.
The previous memos on this issue and the discussion at the last meeting included a list of
issues to consider in regulating the proposed use. The list includes the following:
• The use could require a Conditional Use Permit, Interim Use Permit, Administrative
Permit, Special Event Permit (all existing types of permits in Scandia) or a combination
of permits. Any of these options would allow the City to place conditions on the use to
manage potential impacts to neighbors, nature resources, and infrastructure.
• Whether the use should be allowed as a primary use, or allowed as accessory use to
another primary use—such as agriculture or a homesteaded dwelling
• Whether the use operator must be the owner, operator or occupant of the primary use or
property
• Minimum lot size and setbacks
• Regulation of use intensity
o Types of events
o Number of events per year or month
o Size of events
o Hours of operation
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Scandia Planning Commission
Events Use Workshop Page 5 April 2,2013
o Noise/dust regulation/Amplified sound
o Traffic regulation
o Emergency access
o Parking requirements
o Food and alcohol
o Septic system and well requirements
o Insurance/liability
• Size and number of structures
• Requirements for visual buffering
Workshop Meeting
We will discuss the proposed use and the Commission's recommendations at the April 2
workshop. The Commission should try to focus the discussion to determine if there is sufficient
interest in allowing this use to move forward to considering changes to the Development Code.
The Commission should also consider whether the use should be linked to and supportive of
agricultural uses, or whether a broader commercial event use should be considered.
If the Commission recommends that the City should allow this use, a next task would be
development of a draft ordinance.
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� � Rural Retail Tourism
in Chisago County
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A. ose. In accordance with the stated goals of the Chisago County Comprehensive
Development Plan, it is the purpose of this subdivision to:
■ Preserve and celebrate Chisago County's azchaeological properdes, rural and
agricultural heritage, and historical landscapes;
■ To recognize Chisago County's scenic features, exceptional rural ambience,historic
sites as desirable local amenities which will draw outside revenue from visitors, that
is vital to the local economy.
■ Enhance Chisago Caunty's appeal to visitors who aze drawn to its rural aunosphere;
■ Provide opponunities for new economic growth through Rural Retail Tourism
businesses;
■ Assist the County's citizens in the transition from primarily agricultural land uses,to
an expanded variety of rural business opportunities as active family farming
continues to duninish in Chisago County.
B. Standards. Rural Retail Tourism Businesses shall meet the following standards:
I. Rural Retail Tourism businesses shall be located within the A or RVC Zoning
DiSttiCts;
2. Rural Retail Tourism businesses shall require a Conditional Use Peanit in
accordance with Section 8.04 of this Ordinance;
3. Rural Retail Tourism businesses shall be shown to have a unique and demonstrable
relationship with Glvsago Caunty or its region, and its history, culture,rraditions, arts,
crafts,lore,natural resources, or other features and amenities, in accordance with the
above stated purposes.
C. Allowed Uses. Allowed Rural Retail Tourism businesses shall include things as faim or
other historical heritage attractions, single fanuly residential rental properties for retreats,
crafting, weddings,receptions, bed &breakfasts; small-scale,low impact special events or
music festivals, com mazes,holiday celebrations and harvest festivals, country-craft/antique
shops,unique local venues providing for the sale and serving of locally produced raw
and/or value-added agricultural products, goods and services, and other reasonably related
merchandise, and other uses determined by the Department to be similar in nature and
scope.
D. The texms "sm�ll-scale" and "low-impact" shall be construed to refer to land uses which:
I. Do not create an excessive demand upon exisring services or aznenities;
2. Are screened or able to be screened adequately, or aze sufficiently separated from
adjacent development or land,to prevent undue negative impact to nearby
properties;
3. Will not have an appearance that is inconsistent or incompatible with the .
surrounding azea;
4. Will not cause traffic hazard or undue congestion;
5. Will not negatively impact the neighborhood by intrusion of noise,glare, odor,
or other adverse effects.
Applications which are determined to be unable to meet the above criteria may be
processed as a major commercial conditional use,provided the use is allowed in the
relevant Zoning Disrrict
E. All conditional uses for Rural Retail Tourism shall meet the applicable requirements of
Section 8.
F. Code Com�liance An existing structure or SSTS which is subjected to a change in
occupancy or GPD loading as a result of an approved CUP for a Rural Retail Tourism
business shall be retrofitted and/or upgraded to conform to current code requirements. All
exisring buildings proposed for use in assodation with the business shall be cerdfied by an
architect or engineer to be in compliance with current sauctural standards for the new
occupanry prior to any use of the stxucture.
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Z 0 N I N G P RACTI C E March zooq �1
AMERICAN PLANNING ASSOCIATtON
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O ISSUE NUMBER THREE
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Agritourism Zoning Down on the Farm
By Rebeaa Retzla/�acP
Imagine taking the family on a weekend excursion to a rural farmstead located just i
outside the edge of the city. , �I
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You stay at a bed-and-breakfast and wake up back to the farmer,and that portion slipped to ues,resulting in huge rate increases for farm- II!
to the scent of fresh organic free-range eggs, less than ia cents for purchases at restaurants ers in recentyears,parttcularly those located �
homemade soy links,and a newly opened jar and fast-food establishments.Much of the near the urban fringe.Consequently,fartners
of canned applesauce.After an early moming moneyAme�icans spend on food goes toward in these areas are pressured to sell their land
tour of the fartn,the children try thelr hand at packaging(8.5 percen�,transportatfon(four to developers.It should come as no surprlse
mllking cows while the parents take a lesson percen�,advertising(four percen�,and other that farmers look for altemate income oppor-
in home canning and food preservation. expenditures that take place afterthe product tunities to save the farm.In short,agritourism
Sound like a utoptan rural getaway?To has leR the farm.Stnce the mld•i99os,farmers ts necessary for some farmers.
a planner,lmages of rural roads clogged Agrrtourism takes many forms,Inctuding
with weary urbanites,non-contextual bill- traditional roadside stands,country stores,
boards and signs,stores selling plast(c cow � and bed-and-breakfast inns,or more fnnova-
Ilghters,and the ruins of hlstorlc bams may ' � tive enterprises such as fesUvals,com mazes,
come to mind.The balance between agricul- '�'��'ti', corporate retreats,farm stays,ranch stays, ,
tural tourism and the preservation of rural educational classes,and tours.
character Is trlcky.An agritourlsm ardlnance � � �
can be an effective way to manage this � SOCIAL BENEflTS OF AGRII'OURISM
growing trend. � „�� Urban dweUets have much to leam from agri-
This Issue of Zoning Proctice examines � k..- tourism,induding lnformatlon about Pood pro- �
how planners tan balance the need to pre- � dudlon,the rural lifestyle,and the need for
serve rural character and fartning practices �� � ag�Icuttural preservatlon.A famlty vacatlon to a
while allowing for agritourism enterprises ln �x; � fartn is often not more than a Pew hours drive,
agriculturel dishicts.It also describes the �R � � making agritourism amactions an easy altema-
need for agritourlsm and the beneflts that can g ' � 8ve to conventfonal tourlst desttnaUans.
be dedved from establlshing an agritourlsm E; Futtherrnore,produce purchased on the farm
industry.Two agritourism zoning approa�hes € { ,� can be a healthy and less eupensive aftemative '
will be discussed:A comprehensive approach to the selectlon at urban grocery stores. '
that regulates multlple types of agrttourism Agrltourlsm also can help preserve h15-
uses,and a piecemeal approach addressing to�ic Farm structures.Advancements in agri-
only certaln elements of agritourism. cultural technology have rendered many
older farm structures virtually useless.
ADDING VALUE TO AGRICULTURE Doors may be too small to accommodate
Formany Farmers,the drawof embarking on an new equipment,structures such as corn-
agritourism business is to add much-needed have been lookingto capture more ofthe cribs and horse barns may be obsolete,and
income to a small farm operation.According to income generated bytheirproducts through older barn styles,(ndud(ng round bams, �
a z000 Unlverslty ofTennessee Agricultural packaging,processing,marketing,dfrect sales, oken are too Ineffic(ent for the modem I
Extension study,the farmers share of profits and other value-added ventures that can take needs of farmers.Agritourism provldes a �
from food spending has steadily decreased ptace on the fartn. myriad of adaptive reuse possibilitfes for '
overthe last go years while the costs of farming Many small farmers also find it difficult farm structures,including ovemight accom-
have increased.In i997,an average of about zi to pay property taxes.ORen,tax rates for agrl- modatlons,fesUval buildings,retail busi-
cents for every doQar spent on food made it culturat land are assessed at residential val- nesses,or education centers.
ZONIN6PRACTICE 03.04
AMERICAfI PUNNING ASSOCU1110N�pGyR1
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AGRITOURISM ORDINANCES Agrttourism enterprtses in the county must be ters,general stores or specialty shops,and
Most zonfng ordinances typically allow farm- located on parcels that are at least ioo acres. rural resorts.
ing and fartning-related uses in agricultural As an extra incentive for preserving farmland, Loudoun County,Virginia,goes a step
dist�icts but do not recognize tourism as an agritour(sm also is allowed on any size parcel further by acknowledging rural tourism in the
agricultural or related use.Thfs is a problem that is subject to a preservation easement. purpose statement oF the district.The ordl-
for farmers wanting to open agritourism busi- Under the ordinance,the tourism use must be nance states:
nesses,even if the tourism use ls incidental subordinate to and support the agrfcuttural
to the farming operation. use./tqritourism may include temporary Purpose and irrcent...recognize that the
While many zoning ordtnances address events such as festivals for markeUng and munty�s toudsm lodustry Is Interconneaed
agritourism on a piecemeal hasis—incorporat- educational purposes provided that they are with the rural economy and rural economy
Ing the random provision for wineries,country limited to no more than(our events per year uses in the district by aibwingfortourism
stores,or food pmcessing—several communi- and no more than a total of eight days per uses related totradlcional and new agdcul-
tles have taken a more comprehensive year.The ordinance also indudes require- tural uses,conferonce and trainingcenter
approach.The key component in preserving ments for qarking,trafflc control,and hours uses,and►ural activity and special events
rural charader is that tourism businesses of operation. fortourfsts...
must be subordinate to farming operations. A similar ordfnance from Montgomery
Comprehensive approaches can range �ounty,Virg(nla,permits fartn enterprlses by Loudoun County allows for more Inten-
from the small-scale toudsm enterprise to right in the agricultural dtstdct,as long as sive and va�led rural tourism uses in agricul-
those that are more intensive such as a festi• they are subordinate to the primary farming tural districts than many other ordfnances,
val.Howard Counry,Maryland,has an ordi- operation.The county a{so allows other including agri-education,agritainment,farm-
nance that permits value-added processing of types ofvalue-added enterprises as speclal based tourism,direct-market businesses,
agricultural products,agdtourlsm enterprises, uses in the district,induding bed-and-break- wfneries,corporate retreat centers,resorts,
and pick-your-own marketing of fartn products fast inns,campgrounds,boarding camps, outdoor recreational establishments, I
as accessory uses in many agricultural zones. country inns,game preserves,garden cen- ovemight accommodatlons,and guest farms I
or ranches.These uses are permitted by right
� in the agriwltural-rural district and other zon- '
a ing districts.The ordinance fndudes specffic
s regulations For each use.
'� For more inten�ve uses,Loudoun County
F
�� � ' ,�•:.;�;-��'• '� has taken steps 6o guarantee the preservation
� �� Y � offarmingpractfcesandruralcharacter.The
� farm-based tourism regulations stipulate that
� the operator of the tourism use must also be the
a owner,operato,or occupant of the farming use.
� AnothercommonalityoFinanyagri-
� tourism ordinances is minimum acreage
requirements for farms that operete a tourism
� operation.While some ordinances simply stip-
ulate a minimum acreage,others have vary(ng
ZONINGPRACTICE 03.04
AMERICAN PUNNING ASSOCIA710N�pape 3 �I
II
requirements depending on the type of related agritaurism can flourish.5ome win- Officials argue that the Peninsula
taurlsm useor even� ery ordinances promote tourism by permit- Township ordinance protectsthe rural area
The Loudoun Couniy ordtnance uses ting uses that are supplemenfary to wine from too many commeRial uses by limiting
three scales{smalt,medium,and large)to reg- sales on the same parcel.Famous Napa retail sales to by-products of those produced
ulate the lot size,setback,parking,and the Gounty,Catifom(a,allows many tourism at the retail esta6lishment Sales of
size of struc#ures used for the tourism busi- uses,but onty upon issuance of a conditlon- torkscrews and wine glasses are permitted,
ness.These requirements are based on the al use permit.The ordinance permits bot- whereas clothing,toffee cup,and bumper
three scales oftourism uses. tUng and storage of bottled wine when in sticker sales are not
conjunctlon with a winery.Wine marketing
THE PIECEMEAt APPROAtH �RECREATIONAL ACTIVITIES
Most agritourism ordinances deal with this Agritourism often auompanies passive or '
issue on a piecemeal basis.The elements of active recreational activtty.'Festivals and tours ,
the regulatlons vary depending on the type :� ,�, typically fnvite more recreational adivitles ',
of agricutture practiced in the community than bed-and-breakfast inns or retail sales ,
and ihe nature oPthe area's tourism. uses.Planners must understand the land-use '
Whlle the plecemeal approach can cover E implications of each. �
the maJority of potential agritourism enterpris- d ; ;' Recreational activities not t'isted as II
es in the commuNty,ptanne�s invariably will � �.N�� ` � permitted uses can be regulated through tem- '
miss(mportant uses.For example,a winery e , �� _`, porary use permits.These set limits on�he II
ordinance that bans food sales wfll inadver- '� ��� �,� number and extent of the recreational activi- ',
tentty prohibit the sa4e of cheese and other � , '� ! " ties,including the number of employees and �
food prflducts that normally accompany such o rt, �. �Ji '` land area devoted to the special use.
a use.Similarly,an ordinance that is intended �2.- ,,.: . , ?n i Temparary use pertnits can cover events such '
to regulate apple cider mills and pumpkin �.�� � = S'� � �-'�'" .� as festivats,hayrides,and com mazes.
patches might fail to allow for fall harvest fes- ,�� `` � - t� ,' ;, � �,,.��;��;; Othertypes Af recreational activttiss that are
tivats,tom mazes,or hay rides. �=+ r�� X' .� _' _4, �'�: *3 t��°�-, mnre permanent in design,such as tours and
�F ` � "; '���� '"�'`' " petting zoos,should be regulated as perma-
DIRE[T FARM MARKETING AND PROCESSING nent uses.
Ordinances for direct markeiing of agrtcultura4 Some ordinances aliow only Festivals
products vary depending on the type of agri- and other special events for a limited num-
cukure pracHced in the area.Ordinances that ber of days per year.The length of temporary
ailow retail sales oRen seek to protect an area and retail sales ace permitted when the use recreationaF uses varies considerably,and
from toomany commercial businesses by reg• is inddental,related,and subordinate to the some ordinances allow events to occur on '
ulating product type and origin.For e�mple, primary operation of the winery as a produc- farms for up to several months.The
some ordinances requlre that a percentage of tion facility.Likewlse,tours and displays of Aibemarle Counry,Virginia,ordinance says '
the product be produced on the farm.Others art or historlcal items are permitted only wineries can host specfal events such as pri-
require that the retail sales be supplementaAr when accessory to a winery. vate parties,wedding receptions,or confer-
to the farming practice.Some o�dinances Same ordinances take the concept of ences,up to i2 days per year.Ttie county
state that,If the agriculturai use ends,so site•grown products even further by requir- allows no more than i5o people at each
must3he retai(use.fiese requirements help ing that off-site products come from nearby event and attendance Is Ilmited to guests
to protect rural character by assudng that the farms.Napa County requires that�5 percent with invitations or reservation5.A special i,
retail use fits in with the community and is of of the grepes used in wine production be use permit must be obtalned prior to the '
an appropdate scale.For enample, grown in the caunry.Peninsula Tawnship, event.The ordlnance atsoallows festivais up ,
Guilderland,New York,allows—with a special Michlgan,permits farm processing'Fadlitles, to four times per year,each for three consec- i
use permit—grower-owned and operated com- including the sale of fresh and processed utive days.Festivals may be open to the
merciat fartn markets,lawn and garden supply produce,in its agricultural district as long as general public.
centers,and sales ofcrafts,speciariy foods, the majority of it is grown on the farm. As more agricultural land is devoted to i
antiques,bakeryitems,and other products Additionally,65 percent of the product must tourism,some uses will become app►opriate ,
where 6o percenYofthe gross sales come be growa on the Old Michigan Peninsula, for commercial zones.For e�cample,Los
f�om products grown,�aised,produced, where the township is locaied.Wine tasting Ranchos,New Mexlco,aUows guest ranches
processed,or manufactured on the farm. also is allowed in the agricultural district,as as a tonditional use only in its retail-commer-
In parts of the country where wineries long as 85 percent of the jWce fs grown on da!zone.The definition of guest ranch—a
are important to the local economy,winery- the peninsula. fairly intensive use—explains whythi5 is sa.
ZONINGPRARICE 03.04
nM�rt�ne��aiN6�ssaWnow�pnge 4
The use includes recreatlonal activities such tourism zone.For this,Los Ranchos created a agritourism ordinance was to add value to
as horseback riding,swimming,tennis,shuf- new zoning district—the agricultural-commer- agrlculture and preserve farmland."We
fleboarcl,and dining facilities. dal(AC)zone.Los Ranchos allows any prop- were looking for pursuits for agri-income that
erty in its agriculturalaones to use AC zoning would also preserve farmland,"she says.
MANAGING MULTIPLE USES if certain conditions are met,including the "Agritourism by its very nature Is not looking
Because agritourism frequently requires sever- condition that at leastone acre or 66 percent to be tommerdalized;it is famlly-oriented,"
al uses per site,Intluding residentlal accom- of the lot area,whichever is larger,be dedi- Myers says,conceding that agritourism ts not
modations,reqil sales,and recreational activ- cated to open space or agrtcultural uses.The for everybody.
ftles,the goveming regulaUons must manage AC zone allows byright wineries,bed-and- The Loudoun County ordfnance is effec-
them effedlvely.Of course,there fs an inher- breakfast inns,commercial activities that are tive at preserving the rural character of agricul-
ent riskto rural characterwith multiple uses. associated with agrtculture,and recreational tural districts.Loufs Nichols,the county's agd-
Peninsula Township addresses this risk activities such es rodeos,polo grounds,and cultural devetopment oFflte,says,"So farwe
through its wnery-Chateau Ordinance.In the equestrian academies.As wtth most ordl- have been pretty lucky.�our regulations are
ordinance,a winery with residential accommo- nances,retdil sales are Umited to producu pretty tight aboutthe per�ormance standards."
dations is allowed as a special use in the agri- associated with the farming operation,and He says,"When you startwith farms that pro-
cultural dishict.Winery chateaus may consist the ordinance sets Umits on hours of opera- dute a product,and generally the farmers Ilve
of a winery,guest rooms,manager's resf- tion,signage,and special events. there,they do not want to over•commercialize
dence,and single-familyresidences.Meeting forthemselves—theirown lifestyle."
rooms,food and beverage services,recre• LEARNING fROM EXPERIENCE Peninsula Township planner,Gordon
ational activities,outdoor gatherings,and Despite concems that tourism wlll erode the Hayward,says there ls perennlal concem from
other accessory uses are for registered guests rural character of agricultural areas,expe�l- resldents,farmers,and township officials
only,and no rental recreaffonal equipment ence proves that thoughtful zoning can allevf- about over-commercializing agrlcultural areas.
such as snowmobiles ts allowed. ate many agritourism impacts. "This iswe becomes evident when any zoning
The prfncipte use on the agricultural Ginger Myers,AgrPcultural Economic ordinance amendment fs proposed that would
site ls the winery.Multiple uses are atcom- DevelopmentSpecialist forthe Howard tounty allow retail sales of nonagriculturdl products
modated by assigning"area equivalents'to Economic Development Authority,says the or that would allow additional nonproduction
the principal and supporting uses.The mini- agr{tourism enterprises in the county are sec- activities on land zoned[as]agriculture,"
mum site area for a winery-chateau is 50 ondary to the primary farming operation on Hayward says.He is especially cancemed
acres,and the ske must be developed as an the site and that the impetus for the county's about the impad of tourists on adjacerrt
Integrated whole.A minimum af 75 percent
of the slte shall be used for active produc-
tion ofcrops that producewine.Each princi-
pal and supporting use is assigned an area
equlvalent acreage.The sum of the area
equivalents must not exceed the actual site
area.Each winery,manager's residence,and
single-famity residence is assigned five w ,�
acres,and guest rooms are assigned five
acres for every three rooms.However,the , -
ordinance onty allows a maximum of �� '` �
E
iz guest rooms and si�c single-famity resl- � � �
dences on one sfte.For example,a 55-acre ; � ?
�
farm would be allowed to develop one �
winery(five acres),nine guest rooms
(i5 acres),one manager's residence(five a
3
acres)and six single-family residences
(3o acres).Alternatively,the farm could sub- �
stitute one less single-famfly residence for �
three additional guest rooms,or some other �
combfnation of uses that meet the require• �
ments of the ordinance.
Another way to manage multiple uses Is
to create an overlay zone or a separate agri-
ZONING PRACTICE o�.a
nM�nuw vlN+rin6�55ocu�tWN I DaDe s
i
�
i
� � �
� agfitalnment Events and activities such as com mazes,hay rides, uses such as setondary processing�ndJor retail sale of agricultural,
and petting zoos;thatallow Forrecreation,entertafnment,and horticultural,or silvicultural products,farm tours,petting,feeding,and
tourism fn conjunction with agriculture supportand services direct- viewing offarm aMmals,hayrides,annual festhrals,crop mazes,anl-
ly associated with on-going agricultural adivity on-site.(Loudoon mal walks,and horse and pony rides.(Montgomery Counry,Virginit�
County,�rg1n1[� g�p,�t ranch A use incorporating two or more guest rooms,
algrltoudsm enterprise Activities conducted on a workfng farm otherthan a boardinghouse,hotel,or motel,and including out-
and offered to the public orto invited groups forthe purpose of door recreational facilities,such as,but notllmited to,horseback
recreation,education,or active involvement in the farm operation. riding,swimming,tennis courts,shuffteboard courts,barbecue and
These activlties must be related to agriculture or natural resources picnic facilities,and dining facilities intended primarily for use by
and incidental to the primary operation on the site.This term guests o#the guest ranch.(VN►age of Los Ranchos,New Mex�co)
includes farm tours,hayrides,com mazes,classea related to agri-
cultural products or skills,pirnic and party facilities offered in con- ma�icettng of wine Any activlty of a winery...which is conducfed at
junction with the above,and similar uses.(Noward County, the winery and is limited to members oF the w(ne trade,persons who
Maryland) have pre-estabtished business or personal relationships with the win-
ery or its owners,or members bf a partfculargroup for which the
direct-market business A commercial enterprise in whlch agrtcul- activity is being conducted on a prearranged basis:Marketing ofwine
tural products are produced on a site and marketed and sold dired- is lfmited to activities for the education and development ofthe
ly to consumers without an`intermediate wholesaler or distributor persans or groups listed above with respect to wine which can be
other than a farm co-op organization.Dfrect market business s�td at the winery on a retail basis,..,and may include foodservice ,
may include enterprises such as pick-your-own operations,and without charge e�uept to the extent of tost recovery when provlded ',
operetions in which delivery of products is made directly to con- in association with such education and development.(Napa ',
sumers,such as"farm share"arrangements under which perlodk County,Cafi(oini� ',
delivery of farm products is made for a subscription fee.(Loudoun ,
rural economy uses An array of agricultural and equlne enterprises,
Couniy,�rginia) �tourist attractions and services,and commercial businesses that are '
fattn-based tourism Tourism events which fotus on visitation of land based,depend on large tracts of open land and the area's rural
farms,induding organized farm tours and participatory fartn vaca- aUnosphere.(Coudoun County,Vlrglni�
tions.(Loudoun Counry,VlrginiaJ tours and tastings Tours of[aj wineryand/or tastings of wine,
iarm enterpr�se An agriwltural or siNicultural-based process, where such tours and tastings are Umited to members of the wine
activity,or business use of a property that(s subordinate to and trade,persons invited by a winery who have pre-establlshed buslness j
conducted in conjunction with an ongoing bona fide agricultural, or personal relatlonshlps with the winery or its owners,and persons I
horticukural,aquacultural,or silvicultural operation.Activities of a who have made unsolicited prior appointmentsfor tours or tastings: '',
farm enterprise may indude,but are not Ilmited to the followfng (Napo Counfy,Cafi(ornia} I
farms."Complaints bythese cusiomers and understand the importance of rural charatter i2z South Michigan Avenue,Suite i6oa,
vis(tors on tbe normal noise,spraying, to'their marketing effiorts and he daims that Chicago,IL,60603,or send an e-ma(1 to
devices to discourage birds such as distress agritourism wiil benefit farmers even after the mdavidson@planNng.org.■
calls or noise generating devices,etc..are a tou�ists have left by encouraging them to pur- � ,
concern.Another concem is trespass into chase loplly grown produce back home. ���•� , ••. '
orchards or vineyards where chemicals are Despite the benefits of agrirourism, In order to enhance the reading exped-
being used or damage to irrigation systems there are significant land-use impacts for ence for Zoning Pmctice subscribers,we
might take place." planners to consider.Local planning officials have provfded an Agritourism Matrixthat
To address such concems,agritourism must flnd a sensiblebalance between pre- summarizes the ordinances featured in
oMinances in Peninsula Township go under serving rural character and allowing fartners this artfde on the Zoning Practice web
pedodic review.Hayward says the township to generate enough income to preserve a way pages ofAPA's website.We invite you to
will address the commercialization issue in a of Ilfe that stretches back For generations. check out this enhancement at www.
future revision of the township's master plan. A packet of agritour(sm ordinances and Planning.org/ZonfngPradtce/
"The amendment will clarify the extent and informatian,including those discussed in this �uRenttssue.htm.We will do this whenev-
nature of nonproduction activities on land article,is available to Ioning Proctice by ton- er we determine that we can use the
zoned for agr7culture,"he says.Hayward also iaRing Michael Davidson,Editor,Zorring Intemet to heighten the informational vatue
we are delivering to our subscdbers. !
says the owners of agritourism businesses Pmctice,American Plenning Association,
ZONINGPRACTICE o3.04 '
AMERIGN PLANNINGASS9CNTION�poge 6 ���'.��....
The Agritourism Matrix
Camm�dty 'lYpeet Uae Trpe ef Permlt Dtstriet(r) MWmum Namber of Agrieukunl lOpen Food Service Activllln aod Otbdaor RehilSalee OtNer Provicfan�
Required Acresge User�lGuots Sp�ee Requiremeat Gathcrlag�
lte uIreneet Albwed
Albemark Winery Permitt� Rura1 Not specified Special events Fitty-oae percmt of No commerciel Dai3y tours permitted One location on eacb firm Not spacificd
Cou�ty, limited ro I50 agticultural pmduct used kitchen atlowod.A Special evanta such as may ba tstablished for the
Virginir persons to make wine muat 6a kitch�may ba used mcetings,conferences, sale and consumption of
grown on farm. for warming and wedding receptiais,and winq tloor arm shell iwt
distribution,but not parti�up to 12 days excecd 1,500 squsre feet.
cooking of food by per year:Festivals
caterds. ellowed up to four times
pet ycar for time�
consecutive da euoh.
BI�L6:m Winmy Permitt� Agrieuthrcal Ten acrev Not speeified Two planted aaces of Food secvica must Activities assaciatad Must be aceessory to fhe Not speei8ed
Tewmhip, fruitmamtamedpursuant besecesaoty to tl�e with wine promodon, productioa ofwine.Wme
MkBi�n to gonarally accepted production of wine appreciaHon,and sala limited to wine aod
managcment practices. and limitod to I�ors education such as win�related beveiages
The totel leud aiea d'oeuvrac and weddings,seminars, pmduced oa-sita
wvered by stxuctunea snacks.All other seasonal events,
used for wine Coud for event�must benefit�,and festivals
processing,atrnage,end be propered off-site, permittcd with approval
sales shall not exceed of planrting commissian
two percent of the and must be sxondary
conti s tot ates. to the win funetion.
Grrall Reheat or Gonditional use Agriculhrcal Five actes The BZA may Uses sNall be designed to Meals provided for Activities provided for Not specified Not specified
Csartr, conference limit the pieaerve the maximum c�fennce and conference and retreat
Marylfnd center maximum amount of land for xehv,ut guests only: guasts oniy.
accu a 'cuInual ses.
How�rd Agritouriem Accessory use R�nal Otiehundied Natspecified Must bc subordinate to NM specifxd Farm-related festivals Not specified Includes regulations
Gonaty, entetprise Conservation; acrea or any and support agriculdual and events allowed no for pick-your-own
Marytand Rural Residenf3al paicel subject to use of t�pmpaty. moit than eight days produce,Ct�rishnas
coaservation pa yeer hce,and flower
easement. operetions,end f¢rm
stands as acccssory
uc�s.
V qt�ge st Lm AFyicultucal- Not applicable Zoning Not spcci8ed Special events One acre or 66 percent Not apecifial Special events Retail sales must be direetly Bed-and-breakf'ast of
Raaehos,Ne�r Commacial dcsignation may limited to SO of lot erea,whichever is pennitted up to four associeted with the eight or fewer rooms,
Mtiico mna ba applied to nny persons plus largat,must be open times per month Horse agricul Wsal use und must nat wineries,radeo aranas,
propeny in seveu employers. space dediceted to shows permitted up ro ezceed 500 square feet on polo grounc�,rlding
Agriwltural- agiicult�tal usq four timas per year. lots losa than five acres;a academies pernvtkd.
ResldenNal zone if eaccluslve of pazt�ng ar mazimum af 750 squaze fxt Canference ceorors,
conditions are access areas, of setail use is allowed on lols mectiug faciliges,and
roet larger then five acres. larger bed-end-
breakfasts allowed u
conditioual usea.
Y.oadaan Cory>orate Pennitted in Agciculpua- Agriw(lum-Racal; SO acros Tweary-five use:s Seventy-five percent of Faod servicas Tiaining programs aud No products s�ll ba sold on- Not spxiffal
Corotr, maoat(on fam�) Rurel and Agricuttucal Agriculture; per SO acns total actrage must be allowed for seminars pemimed, site accept those that ara
Virginla zones;Special ExcepNon Transition- allowcd No more uscd for agriculturq omployces,trainecs, ncrcatian facilitic� cicarly incidental and'mtegral
in Joint Land Residtndal;lomt tban L00 nsera oa foiestty,open space, a�busi¢ess visitors ellowed fa employees to ttaining programs or
Maaagemmt Area end Land 200 acres without amd�or historic only. end business visitars, seminara.
Tisnsitioa•Restd�t�l Maaagement approvaL ptesavatioo. othar spocial eveats
zones. Ates. subject to approval.
1
Commnaity lype of Dte Trpe of P¢rmit District(s) Mfnimam Nnmberof rlgriaaltorallOpen Faod 5ervice AetiviHes�nd Ootdoor RNall Sala Ot6cr Ptrov6bms
Reqrired Acreage Uxre/Ceerts Space Requircment Gatherio�s
R nirameAt Allo�ed
Loudoan Fern�-based Permitted Agriculture-RuYai; Five aeres Up to 800 usas Primary use must be Noc specitied Nbt epeciti�d Not spocified Not specit3�
Coeuty, tourism Trfmsition- per dsy agriculhuy horticultmt,
Vyrgin{e Residontial;Joint depending on or animel busbendry.
Land intensity of use.
M ent Area
Montg�mery Farm PermiKed Agriculturxl Not speci$ed Nd specified Tourism use must be Not specified ActivitiEs allawed, Retail sales and secondary Bed-and-Finakfast,
Ceuaty, Enterprises subordinau to snd'm inclnding twcs, proceasing of agriculhual, campground,bosrding
y�rg►nir canjw�ction with activities,festivals,and horticulwcal,and silviculdaa( oamP,��tiY�>
agriculWcal, animaL potting and products allowed. game pizsetve,garden
, hotticulturat, feeding. center,and rural resoR
aquaculhual,rn' allowad with spacial
silvictildual operation. use petmlt
N�pr County, Winery CondiHonal use Agriculwxal 10 acres Notspacified Seventy-five per�m of M8�lcetiug of wiue Tours and tastings Salea of wine famented or Squaie footage of
CaHforuh Proserve; the grapes usod'm wine may include food limited to manbers of nfermentuI at the winery end accassory usas shnll
Agriculrurrl production must ba savica only without ttio-wiae�and avte produced by ar Far tlu not excead 40 percant
Wntersbed giown in Napa Couuty. ebugc oxcept for p�csons with au winrry frum gtapea grown ia of the area of the
cost recovery when appointmcnt or pm- Napa Couary allowed. produccion facility.
provided in established business.
association with Display,but nof sale of,
education and art and historicnl items
devtl znent. 'CaL
?eatmula Winery-chateau Conditianal use Agricultutal SD accss;must Not specified Sevenry-five percant of Food aad bevorago Activities and outdoor Notspecif'ied Cruest rooms,
Towmt6lp, be plmned as an the site sha11 be used for sarvica allowed for gatharings allowed for memger'a residencq;
Miehi�ae integrated crops used in wine gacsts only. rogistemd guosts only. singie famity sasidena
whoic. producdon. as"suppuRnsos";
facilities,meeting
rooms as accessory
uses.Remote wiaery
testing rooms allowed
with s ecial use ermit
1'iesl Cednty, Guesfaanch Pexmitted SuMaban Raach; Four acres Not specifie8 Not specifxal Restaurent and Horses most ba for th� Ineidental retail saks aad Professional offices
/lriwea Tsansidonal beverage service use of occupania end services must be'pfimarily for and peisonal savices.
must be'primerily guests only. rancb guoats. must be primerily for
for ranch ts. ranch ests.
Utah Coaoty, A�gicultural Canditional Use.Pmperty Residcutial- Fiva acres;must Not specified Vatuo-added agricultural Not spacified Not specified Valuo-added produd shall Not specifie�
tJtah Ac�essory use owuer must designete a Agricultural be locatod in an nae sl�atl not axcccd hva not contain lesx thun 50
for tlu pre-vatue-added product agciculturrl ead one-helf ac�ros, pocccnt(by weight)ofthe
production af (igriculcucul product pmastion anea. Acieage devobed ta pxe- pre-value added pmcWct;SO
value-added before wluaedded velue-edded product perca�t of pm-value-added
agricultural esteblishment)and value- simit aot be less�au 50 product must be grown on-
products, added product percesit total acreage of 6ite or on a Emoperty in Utah
(agricultural pmdoct site. Gounty that is omned or
produad as a result of the opemted 6y t6e owner of the
valua-edded vnlue-added operation.Only'
establisbmant). die designated�d approvui
value-addedptoductehall be
roduced.
Thismntrlx is not exhausirve. Every reasoaable attempf was made to ach�eve trccuracy dnd ihoroughrtess,but variations ix oraGndxce 7aaguage format,oxd local pracGce made a"cornplete"matrix imposstble. Thus,ilis mea»t ortly
as a q:rick-reference guide far readers af this ar!lcle.
2
_. _ --._
_ _
J
III
I
. � , � . Chicago.Previously,zoning maps were only
available in hardcopy.Residents and city offl-
■ Agri-Business Council of Oregon:www.aglink.org/ cials had to rely on manual updates to paper
■ Center for Profitable Agriculture:cpa.utk.edu/ maps whenever zoning changes occurred.To
■ Howard County,Maryland,Department of Planning and 2oning: view the maps,resldents had to visit ci►y hall
www.co.ho.md.us/DPZJDPZ_Homepage.htm o�purchase a zoning bookfor$i5o,an expen-
sive and impractical system because the
■ Loudoun County,Virginia,Offlce oF Rural E�onomic Development:www.rural- maps often were out of date by the time they
loudoun.state.va.us/ were published.
■ Michigan Land Use Institute,New Entrepreneurial Agriculture:www.mlui.org/ Follawing the launch of the website,the
■ Michigan State University 6Qension Tourism Area of Interest Team:www.tourism.msu.edu/ �ity underwent a campaign to inform and
educate residents about it,including steff-
■ Peninsula Township,Michigan:www.peninsulatownshfp.com/ coordinated training sessions with ward offi-
■ Universtty of Califomia Small Farm Center:www.sfc.ucdavis.edu/agritourism/agritour.html cials and neighborhood organlzattons.
■ Univers(ty of Tennessee AgricuRurdl Extension:www.utextension.utk.edu/ To leam more about this pro�ett,visit the
zaning map website at www.cityofchlcago.
org/zoningmap or call 312-744-7556•■
. Lynn M.Ross is a research associote
� N EW 5 B R I E FS P�ay an overview map,dear selections,p�int, w��the Amerkan Plonning Assotlatlon
retrieve informatlon about the map such as ��Chicngo.
CHICAGO LAUNCHES INTERACTIVE zoning designations,and ask for help.
ZONING WEBSITE The zoom tool allows users to view
ByLynn M.Ross aerial photos oF Chicago taken in zooz.
The Chicago Department of Planning and When employed,the aerial photo layer
..
Development launthed a state-o6the-art zon- becames avallable in the right-hand menu.
ingwebsite in December.Neariy two years In Other unique features include access to � �
the making,the interactive website is planned development data(previousty not
desfgned to provide Chicago residents access readily available to the public)and ward
to the city's most current zoning maps.The a�ce contact information as well as a
website is an offshoot of the comprehensive direct 11nk to the Cook Counry Assessors
reweite ofthe zoning ordinance currently Office website. VOL:i,N0.3
undervvay. The maps also are directly ltnked to the 1oni�yprortia(formedyZaningNews)is�menthy
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ply by cl(cking the zoning designation dis- eisn).w.Pau!Fumer,NCP.ExecuWe Dfredor,WlUiam R
address,intersection,orward number.Once P�ayed on the map.The CZO is updated as K�etn,NCY,DIrectorafRcsearch.
the generel zoning map is displayed,a vari- �hanges are enatted by the dty touncll.A Zoning Proctice(ISSN t5q8-m3�is Droduced at APA.�Im
ety of map layers are available for selection topical Search fundion of the CZO will be Schwab,AIC�snd Michael Davidson,Editors;Berry Bain.
using the right-hand menu.The maps pro- expanded after the comprehensive rewrite AiCP,Fay Dolnick,ksh Edwards,San�ayker,Al[a.Mesan
vide zoning ctassifications and transit sta- of the zoning ordinance is complete and the �ew�s,AICP,Marya Monis,AILP,Rebecca Rekl�if,wcR�ynn
tion and route locations.Users of the site new ordinance is posted in its entirety on M.Ross,Reporlers;Kathleen Qulrsi�ld,,tsststant editor;usa
also can view schools,parks,street loca- the website. Bar,on,Design and Production.
Uons and street names,cemeteries,ward This website marlcs a new era in provid- copyright��ooq byAmcrican PlanninsAssodation,�ax S.
office locations,dty and ward boundaries, ing access to current zoning infortriation in Michigan Ave..Suite�eoo,Chicago,IL 6obo9.The
municipaiity names,bodies of water,public American PlanningAssodatbn also has ofPres at�776
and private lakefront access areas,special ZpNING PRACTICECORRECTION Massachusem Ave..N.w.,washington,DC zoo36:
districts,and planned manufacturfng dis- Due to an edlting error,the phrase"of w'"m'•�Eanni�g.org.
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map features,fncluding four different zoom about how the venerable tool of zoning out permission in wri;ing fwm the American Planning
capabilities,a panning funcUon to take users may be adapted to create better-planned, Assoclatio�.
around the city,and a tool to measure dls- better-designed American cities." Printed on recyded p�per,tnctuains So-�ox recyaad
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March 4, 2013
To whom it may concern,
We, Larry and Sue Bies, are writing this letter in regards to our neighbor
Syd Stephan's zoning request and Conditional use permit for the right to
operate a wedding party facility on his farm. We have joining property
lines and are very concerned that our rights to our own privacy and invasion
of our own space will be threatened by this request. We have many concerns
about loud music till late hours, alcohol consumption, traffic, safety, and
general nuisance. They have had private events in the past and we can hear
all of their activities at our house. We do not wish to live our life
vicariously through our neighbors. We lived through the last business on that
property and it was not pleasant and do not wish to do it again.
We live on a dead end street and the only access to the Stephen property is
this street.
Syd informed us that he could put up tables in the barn for 200 people. We
are concerned about having the possibility of up to two hundred cars or more
coming down our road right in front of our home, not to mention all the cars
that would come during the week to see the property. If you lived on a dead
end street how would you feel having hundreds of cars coming by your
home on the weekends depending on the operation hours of business?
There is also a nursery business that he owns and runs on the property.
There are already many service vehicles that come to dump yard waste in the
spring and fall, and this additional business would only increase the traffic
flow. The heavy traffic has already caused damage to the road. (The corner
down by the STOP sign was repaired by the city two years ago from all the
trucks and semis that use the dead end for the nursery business.) We as land
owners on this dead end already pay 75% of the taxes for the dead end; we
do not want more traf�ic and damage done to this road.
When we started to look through the City of Scandia Ordinances, we became
very concerned, and see in many cases where this is not a suitable zoning
request change for our area. Examples include:
• CHAPTER ONE, Section 4.2 as in rules and Definitions
NUMBER 9 Agritourism Enterprise. These Activities MLTST be related to
agriculture or natural resources and incidental to the farm operation.
CONDITIONAL Use: NUMBER 54, In-depth review procedure,
compatible with the existing neighborhood.
We do not believe this is a great thing for us on a dead end, we are all forced
to be af,j`'ected by that or any type of business on this dead end. Our
properties are way to close together for us not to be af�ected by this.
• CONDITIONAL USE: NLJMBER 135, Compliance with all
performance standards of the SCANDIA DEVELOPMENT CODE.
Upon further review we proceeded to read the amended ordinances and
get to SECTION S.0. There are many reasons in this section that cause
huge concern for any change requests. We as neighboring property owners
have never been informed of these requests made by Syd Stephen to the
City of Scandia for changes, We are again concerned about following city
ordnances that are described in this section that are not being followed to
protect us as Scandia home owners. I am confused by such wording that
causes me to think my rights in this city are in jeopardy. Our property lines
touch each other.
• SECTION 6.0: 6.4 Review Criteria NUMBER 5 That the proposed
variance will not impair an adequate supply of light and air to adjacent
property, or substantially INCREASE the congestion of the public
streets, or increase the danger of fire, or endanger the public safety, or
substantially diminish or impair PROPERTY VALUE within the
neighborhood.
This business would do all of the ABOVE.
• 6.5 Procedures: NUMBER 2 At least 10 days before the date of the
meeting, a written notice of the meeting shall be mailed to the
applicant and to all other owners of property located within 500 feet
of the boundaries of the property which is the subject of the
application.
We did not receive any type of notice, written or verbal.
In conclusion, myself, my husband Larry, and other concerned neighbors,
appreciate your time and would hope that this matter will be given more
discussion and thought before a final decision can be made.
Sue and Larry Bies