Planning Commission tables farm-stand code changes after broad discussion on acreage and commercial limits

The Hurricane City Planning Commission discussed a proposed land use code amendment (LUCA 25-03) to expand authorizations for farm stands, including allowing some commercially packaged goods, but chose to table a final recommendation to City Council so staff could return with refined language.

Gary, a city planner, explained staff wants to allow farm stands in agricultural and residential-agricultural zones to sell commercially packaged items in limited quantities, subject to a conditional-use permit and standards. Gary said the existing code allows accessory sales of unprocessed or home-processed goods such as canned goods and baked items, but it currently does not permit broader retail of commercially packaged products.

Public commenters and commissioners emphasized the importance of small-scale agriculture in Hurricane and warned that a heavy acreage minimum or overly restrictive commercial limits could harm small producers. John Garner, representing Living Earth Farms, urged the commission to “keep in mind that any restrictions ... that would place additional burden on small producers” could limit the future flexibility of agriculture in the valley.

Commissioners debated several recurring questions: whether a minimum acreage requirement is appropriate (staff’s draft used 5 acres), whether a percentage cap on non-farm-sourced commercial goods should be 50% or lower, and how to distinguish between a true farm stand and a commercial convenience retail operation. Commissioner Paul urged a lower percentage threshold (25–30%) for non-farm commercial items; other commissioners emphasized that many small producers operate on parcels smaller than 5 acres and recommended lowering any lot-size requirement to permit stands on smaller agricultural lots.

Several commissioners suggested a two-path approach: (1) retain the existing small farm-stand allowance for on-farm produce without a business license and (2) create a conditional-use pathway for farm stands that want to offer a limited amount of commercially packaged goods, with clear definitions, enforcement language and business-license requirements.

After lengthy discussion commissioners voted to table the item and asked staff to return with revised language that responds to the commission’s comments, including options such as removing a five-acre minimum and adding clearer percentage or product definitions. Staff said it would prepare a revised ordinance and present two options to the commission for future recommendation to City Council.