Dickinson County planning board approves conditional use permit for seed-only retailer on Eden Road

The Dickinson County Planning and Zoning Board on an undisclosed meeting date approved conditional use permit CUP 25-03 to allow a retail seed business on a roughly 3-acre parcel off Eden Road, subject to staff conditions and additional verifications.

The board voted to approve the permit with staff recommendations that outdoor lighting be shielded away from adjacent residences, that an address be assigned based on the location of the main entrance, and that environmental services confirm the status of the existing septic permit. The board added conditions to verify an existing building permit for on-site structures and to limit sales to seed only, removing the staff phrase “other ag related products.”

Zoning Administrator Martin Tannehill summarized the staff report, saying the parcel contains approximately 3 acres, two principal structures (a 38-by-70-foot shed and a roughly 4,500-square-foot accessory structure), and that the proposed retail sales constitute a “moderate impact” use given the site’s history. Tannehill noted the site currently lacks an assigned address and that the submitted parking plan does not comply with Article 16 of the county code; assigning an address and confirming septic and building permits were included as recommended conditions.

Applicant Aaron, who identified himself as coming from southern Kansas, told the board the business would sell bagged seed (corn, soybeans, wheat and grass mixes) for local farmers and described the facility primarily as a warehouse for seed deliveries. “We're gonna establish a seed company, selling ... corn, soybeans, wheat, but also ... grasses,” Aaron said. He said bulk deliveries would arrive in bags and that treated seed deliveries are typically handed directly to customers because of shelf‑life concerns.

A nearby resident, Rob Russell of 217 Eden Road, told the board he had no formal petition against the project but raised concerns about Eden Road’s condition and the area’s high water table, and asked that chemicals not be sold at the site. “The only concern I have is the traffic on Eden Road ... and also with the high water table ... I don't have any desire or want to have any retail of chemicals in that area due to that high water table,” Russell said.

Board members asked staff to confirm whether the property has an issued septic permit and a prior building permit for the existing structures; Tim (county staff) said he would verify permits with Environmental Services and building-permit records. The applicant said he expects a property closing date of about Oct. 18 and projected it could take one to two years for the business to reach its desired operating scale.

Discussion also covered site access. The applicant said the main entrance would be off Eden Road for now; board members noted any future access from Highway 40 would require Road and Bridge review and possibly approval by the Kansas Department of Transportation depending on maintenance responsibilities. Neighbors and board members expressed caution about storage or retailing of fuels, pesticides or bulk fertilizers because of the local groundwater sensitivity; the board removed the open-ended phrase “other ag related products” and limited the permit to seed sales only.

A motion to approve CUP 25-03 with the staff recommendations 1–3, the added verification of existing building permits and the seed-only restriction passed on a voice/hand vote; the board called for members to “raise your right hand” and the chair announced the motion passed. The record does not show individual roll-call votes by name.

The permit will be scheduled for the county commission following the 14-day protest period; the board and staff noted protest-petition procedures and that zoning actions from this body go to the Dickinson County Commission with a recommendation for approval or denial.