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Osage County commissioners defer decision on conditional‑use permit for proposed event venue over septic and sanitation questions
Summary
Planning and Zoning recommended approval of Heather Hooter's conditional‑use permit for an event venue, but commissioners deferred action to allow the applicant to answer questions about wastewater capacity and occupancy limits after staff identified a 300‑gallon septic on site.
Osage County Planning and Zoning recommended that the commission approve a conditional‑use permit (CUP) for Heather Hooter to use her farm as an event venue, but commissioners deferred taking final action until the applicant can appear and provide additional wastewater and occupancy information.
Trisha Webb, a county planning staff member, presented the Planning and Zoning recommendation and said the applicant must meet conditions including parking off the road and providing sanitation. Webb reported that the site has a 300‑gallon septic tank with a single lateral line and that the inspector’s records did not show an appropriate payment on file for the system. Webb said the installed system “would limit the number of people that she could have” and inspectors recommended portable toilets if occupancy exceeds the septic system’s capacity.
Commissioners pressed staff on whether the county’s zoning requirements mandate a larger wastewater system for a commercial event venue. A commissioner noted that other local venues installed multiple septic systems and a higher design capacity. “If they’re intending to have a higher occupancy than that subject system can handle, then I think, you know, per our zoning regulations, that has to be adjusted,” a commissioner said.
The applicant, Heather Hooter, was not present. Commissioners agreed to postpone action and invite the applicant to appear at the next meeting to present a written plan showing the adequate wastewater system or a plan for portable sanitation and occupancy limits. “I think that a conversation needs to be done with her. And I think that they need to be provided those regulations… stating that she’s going to have to have a proper septic system,” a commissioner said.
Clarifying details discussed at the meeting: county staff reported the on‑site septic is a 300‑gallon tank with one lateral; planning staff noted the site currently has one bathroom and one sink; the applicant told planning staff she had hosted events of about 150 people previously. Staff also noted that holding tanks and portable systems require regular pumping and have been disfavored in prior permitting practice.
Action taken: Commissioners postponed the CUP to allow the applicant to appear and submit a written plan addressing wastewater capacity and sanitation. Staff said they will provide the applicant with the relevant county regulations and follow up on inspection records before the next hearing.
