DeKalb County BZA approves use variance for Gospel Fair agritourism site near County Road 71

At a DeKalb County Board of Zoning Appeals meeting, members voted to approve a use variance for Gospel Fair LLC to operate an agricultural-based family attraction on a 20-acre parcel on the west side of County Road 71 about one-tenth of a mile south of County Road 62 in Saint Joe. The board’s approval was conditioned on meeting county and agency requirements, completing a drainage-lateral reconstruction and obtaining required health and stormwater permits before opening to the public.

Staff described the proposal as an agricultural family attraction with on-site lighting (maximum 12 feet), a single sign on County Road 71, up to 342 parking spaces including overflow, a proposed barn approximately 101 by 210 feet, playground and picnic areas, seasonal amenities and a Saturday morning gospel message. Hours of operation were presented as Friday–Sunday, 10 a.m.–8 p.m., with a Saturday program beginning at 9 a.m. The petitioner said the lot totals 20 acres and that permanent restroom facilities served by holding tanks have been approved by the county health department pending permit payment.

“I think this is a good use of the property,” a board member said during the findings discussion. Applicant Ben Coburn, who gave details at the podium, said the site would not use the entire 20 acres and that overflow parking behind his adjacent property would require a new drive from County Road 62. Coburn also said the holding-tank restroom system was approved by the health department and that additional tanks could be added as attendance grew. Resident Lynn Reinhart, who lives on County Road 71, told the board, “This sounds like a great opportunity for family wholesome entertainment venue in the area,” while also raising the question of sewer availability if the site were later rezoned commercial.

The board went through five jurisdictional findings of fact and concluded the variance would not be injurious to public health, safety or welfare, would not substantially reduce adjacent property values and would not conflict with the comprehensive plan provided the conditions were met. Staff recommended approval with conditions that include continued board jurisdiction, limiting the approval to an agricultural-based family attraction as described at the hearing, a prohibition on obstructing existing subsurface or tiled water drainage, and a requirement that no certificate of occupancy or completion be issued until the applicant files written evidence of compliance with the DeKalb County Board of Health, highway department, drainage board, surveyor, Soil and Water Conservation District and any other applicable agencies.

Specific conditions noted by staff and approved by the board require: reconstruction of the Henry Geddes lateral drain (drain no. 157-02-0) prior to opening to the public; submission of a construction stormwater general permit and a stormwater pollution prevention plan to the Soil and Water Conservation District before site development; and a requirement that the land be returned to predevelopment conditions should the use cease. The highway department had noted County Road 71 is gravel and indicated it does not have authority to require paving; the board’s conditions did not require the county to improve that road.

The formal motion to approve the use variance passed at roll call. The record includes that permitting, drainage reconstruction and agency approvals must be completed before public operations may begin; the petitioner acknowledged awareness of those conditions. Board members and staff discussed that any expansion onto neighboring properties in the future would require additional approvals and, if new buildings are constructed, applicable building permits.

Next steps for the applicant are to satisfy the listed agency conditions, complete the Henry Geddes lateral reconstruction, obtain any required building permits and finalize the health department permitting for the holding tanks. An opening date was not specified at the hearing. The board retained continuing jurisdiction to enforce the conditions and to impose additional conditions if necessary.