Kanarraville board discusses creating new commercial district, whether to add camping and glamping as permitted uses

The Kanarraville Town Board discussed a proposal on May 14 to clarify permitted uses in the town's commercial zoning after Planning and Zoning recommended adding camping and "glamping" to the list and the possibility of limiting certain uses to Main Street.

Planning staff said the item originated with a Planning and Zoning recommendation to explicitly list camping among permitted uses for commercial property and that the discussion was prompted by a property now for sale across from a private residence. "So tonight is not a public hearing. Tonight's just a work meeting," staff said, noting a public hearing would be required before any ordinance change and owners would be notified if a change were proposed.

Why it matters: Planning and Zoning members and some residents expressed concern that adding broad permitted uses across all commercial zones could increase traffic, particularly toward the nearby Falls, and change the character of areas away from Main Street. Planning and Zoning suggested keeping some traffic-attracting uses concentrated on Main Street and creating a separate commercial district (for example, "Commercial 1" for Main Street and "Commercial 2" for other commercial parcels) with distinct permitted-use lists.

Board members and residents discussed process and timing. Staff said the map was updated last year and that, to enact differentiated permission lists, the town would create an additional commercial zoning designation and mark it on the map. If the board decides to proceed, staff said the town could hold a public hearing in June and would notify affected property owners. One board member emphasized speed so a potential buyer would know allowable uses before closing: "If there were to be an offer that they need to know... they need to go into it knowing," a board member said, urging a prompt process so the property's sale would not close under unclear expectations.

Residents and board members raised recurring concerns: traffic near the Falls, whether a large restaurant or other high-traffic business would be appropriate at the lot now for sale, and whether enforcement of current ordinances has been consistent. Planning staff said the intent of the recommendation from Planning and Zoning was to make explicit what is already in the ordinance (for example, listing camping and glamping as permitted where intended) rather than to change zoning parcels themselves. Staff also described the required steps: define permitted uses for the new zone, mark the properties on the map, advertise a public hearing, take public comment and then vote on an ordinance.

Action and next steps: A board member moved to prepare a commercial zone change proposal; another board member seconded the motion and the board voted in favor. Board members asked staff to prepare a printed list of candidate properties that would be assigned the new district and to schedule a public hearing (staff discussed holding a hearing the week of June 12 if the board wanted to move quickly). The board also discussed meeting on June 5 (Planning and Zoning/work session) to accelerate the process.

Background and process notes: Planning and Zoning has discussed the permitted-uses list and minutes of that discussion were not yet published at the time of the meeting. Staff said that changes to permitted uses require a formal ordinance and public hearing; the board may vote to adopt an ordinance after the hearing. Staff also noted county-level limitations (for example, building/septic requirements) could affect feasibility for some uses such as larger RV parks or multi-unit camping developments.

The board did not adopt any ordinance at the meeting; it approved preparing a zone-change proposal and instructed staff to return with property identifications and hearing logistics.