Boulder County planning commission backs code change to allow mobile farm stands, asks clearer electrical language

The Boulder County Planning Commission voted unanimously on March 19 to recommend approval of docket DC 25-001, a text amendment to the county land use code to add a mobile farm stand option for accessory agricultural sales and to certify the docket for action by the Board of County Commissioners.

Staff said the code change is intended to reduce permitting time and cost barriers for farmers who sell directly to consumers. "We pivoted to the mobile farm stand concept because this was a feature that farmers expressed wanting throughout our engagement process," said Sabrina Torres, Sustainable Agricultural Planner for Boulder County Community Planning and Permitting.

The amendment renames the existing agricultural sales “structure” to an agricultural sales “unit” and adds language allowing units that are wheeled or otherwise portable. Jack Sheehan, planner with Community Planning and Permitting, said the code will measure required local sourcing by display area rather than by floor area so the 70% local-product requirement can be applied to portable setups. He noted the county does not regulate vehicles on public roads but will require mobile units to meet other applicable vehicle and public-safety standards.

Staff told commissioners the county piloted design outreach: 13 farmers answered a survey about designs and costs and six attended a follow-up roundtable. Survey responses indicated farmers’ average willingness to invest was about $8,500; architectural estimates for preapproved permanent structures pushed costs to roughly $10,000–$20,000, prompting staff to pursue the lower-cost mobile option. Torres said USDA agricultural census data show 826 farms in Boulder County and that roughly 80–86% of those report less than $25,000 in annual sales, which shaped staff’s affordability focus.

The proposed text includes additional provisions: a mobile unit may provide electrical service if the operator installs approved electrical facilities; the building division would only require a permit if electrical facilities are added. Ron Flax, Boulder County chief building official, told commissioners staff aimed to allow a modest shore power option without the full structural permitting burden that applies to permanent buildings: "There was hesitancy to allow electricity at all in a structure that doesn't have the benefits of a full structural review… so this was really a compromise solution to allow some electricity." The draft specifically describes a post-mounted 120V, 20A GFCI receptacle as the minimal allowed shore power for limited uses such as lighting and point-of-sale equipment.

Commissioners asked a range of operational questions — where units may be located, whether they may operate off a county road or in a parking lot, how the county would treat markets and special events, and whether lighting must be dark-sky compliant. Staff said mobile units must be accessory to a parcel with a primary agricultural use unless operated under event or vendor licenses; operators attending farmers markets still need vendor licenses and any required special-event approvals. Sheehan said floodplain and access/engineering teams were consulted and the draft contains provisions clarifying how floodplain and right-of-way rules apply.

Commissioners moved and approved the staff recommendation with one directed edit: an amendment to clarify the electrical language so the code reads that a post-mounted receptacle to support a mobile farm stand is allowed (rather than interpreting the code as a limit on receptacles inside the unit). Commissioner Mark Bloomfield moved the motion and Commissioner Gavin McMillan seconded. The motion passed unanimously.

Commissioners and staff discussed next steps including how to publish the sample designs for public use, and potential funding approaches; staff noted existing local grant sources such as the county sustainability office and the Sustainable Food & Agriculture Fund could be leveraged in future implementation work.

The amendment will move to the Board of County Commissioners for final action and implementation details — such as exactly how the allowable shore-power language will read and where county-published design files will be hosted — will be refined during BOCC review and during the building division’s permitting guidance updates.