Planning Commission approves Inland Ocean Vineyards event venue with revised site-plan condition

The Reno County Planning Commission on April 17 approved a conditional use permit for Inland Ocean Vineyards LLC (applicant James Larimore) to construct a 40-by-80-foot building for an event venue and to operate retail sales of onsite products and some items not produced onsite at 4704 East 40 Third Avenue.

Larimore described the vineyard and winery operation, which began vintages in 2019 and harvests roughly 16,000'18,000 pounds of grapes annually. He said the venue would host small gatherings, occasional live solo acoustic performers and infrequent weddings; he stressed he did not intend to host loud bands or large-scale events. Larimore told the commission the vineyard currently hosts tours and tastings and that the additional building would provide sheltered space for larger gatherings.

County planner Mark (Mark Von Atchin) explained why the winery operation itself is an agricultural use and exempt from zoning regulation, while retail sales of items not produced onsite and a formal event venue require a conditional use permit. He described the 40-acre parcel's layout, reviewed the proposed parking (66 stalls provided versus the 52 computed requirement), and noted proposed overflow parking locations near the pond and a neighboring residence to the west. Staff recommended approval with six conditions, including lighting controls, conformance to the site plan and a requirement that the applicant install either a fence or live screening between the overflow parking area and the adjacent western property to reduce headlight impacts; staff also reserved the right to rescind the CUP if the use intensifies beyond the approved plan.

Neighbors Doug Baker and Kim Howard spoke at the hearing. Baker asked whether annexation by the city of Hutchinson was possible and urged improved road safety on the gravel 40 Third Avenue approach; Howard, who lives immediately west of the proposed overflow parking area, said she and her husband were friends of the applicant but worried about loss of privacy and headlights from parked cars. Larimore and Baker discussed parking relocation during the hearing; Larimore said he would not place parking against the neighbor's fence and would instead consolidate or enlarge the primary parking area adjacent to the venue building, and he agreed to submit a revised site plan showing relocated overflow spaces.

The commission discussed whether to require the fencing/screening condition if the applicant relocates overflow parking. The commission accepted a motion to approve the CUP based on the ten factors in the staff report but omit staff's condition regarding the fence/live screen on the west property line provided the applicant submits a revised site plan (either enlarging the existing main lot or relocating overflow parking) for staff approval before the case proceeds to the county commissioners. The commission also approved a waiver from the county's Article 1101 loading-space requirement. The roll-call vote recorded commissioners voting in favor of the motion.

Staff noted the parcel lies within Hutchinson's notification area; the city had been notified and had not submitted objections by the hearing. Staff also reminded the commission that increased intensity of use beyond the CUP parameters could require a return for review and that environmental and septic/well permitting remains required at the time of building and event operations.