Planning commission backs CUP for historic Riverview Weddings and Events; agritourism, barn grants and tax classification discussed

The Osage County Planning Commission voted to recommend approval of Conditional Use Permit CUPZ 24‑07 to allow events and agritourism activities at the historic Crawford property, marketed as Riverview Weddings and Events. Applicant JT Crawford described the site’s historic significance and said agritourism revenue would fund restoration of the barn and other structures.

Crawford told commissioners he and his wife have begun agritourism registration and that the property is listed with Kansas agritourism programs; he said agritourism income would be used to repair the barn and restore historic buildings. He identified funding sources he plans to pursue — including a “barn grant” program tied to agritourism registration — and said he hopes limited events (weddings, historical tours, artist retreats and workshops like stone‑wall restoration) will generate revenue without turning the property fully commercial.

Planning staff and the commission’s consultant explained that zoning approval via a CUP does not automatically change a parcel’s property‑tax classification. The consultant noted that House Bill 2254 (discussed in the meeting) had language favorable to agritourism classification but that the bill had died in the Senate on April 30, 2024. Commissioners discussed how agritourism registration can help preserve agricultural property classification for tax purposes and how a CUP would allow the applicant to qualify for certain matching grants (including barn‑restoration grants) if other program requirements are met.

The commission discussed septic and water capacity, parking, emergency‑vehicle access and limits on the intensity/seasonality of events. Staff recommended conditions that the CUP reflect the applicant’s stated intent (tours, limited events, seasonal use) and include standard language requiring all necessary permits and adherence to sanitation review. After discussion, a motion to recommend approval of CUPZ 24‑07 passed by voice vote; the matter will move to the Osage County Commission for final action. The planning consultant and staff emphasized that adoption of a CUP is a zoning decision and separate from any county or state decisions about tax classification or grant funding.

JT Crawford quoted historical research about the property’s original owner and described ongoing work to stabilize and market the farm for tours and limited events. Commissioners said the CUP would be the first step toward enabling grant applications and renovations while preserving the underlying residential zoning.