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Commission approves private greenhouse low-impact permit with conditions after neighborhood objections
Summary
After neighbors raised concerns about lighting, noise, waste and potential commercial use, the commission recommended approval of a low-impact permit for a private greenhouse at 8845 Silver Creek Road with conditions including lights off at night, a horticulture waste plan, and removal of two accessory buildings prior to construction (vote 6–1).
The Snyderville Basin Planning Commission on Oct. 22 recommended approval of a low-impact permit for a private greenhouse at 8845 Silver Creek Road, with added conditions requiring lights be turned off from sunset to sunrise, submission of a horticulture waste plan to the Community Development Director, and removal of two small accessory buildings before construction begins. The motion passed 6–1.
Planner Mike Kermer reviewed the project history, including a prior land-use determination that recommended treating the proposal as a private recreation and athletic facility, the stop‑work issued after an unpermitted basement was discovered, and the applicant’s subsequent low-impact permit application for a private facility not open to the public. Kermer described the proposed accessory structure components: a main level with planters/greenhouse area, a fireplace and bathroom, and a basement mechanical room with a propane backup generator.
Neighbors spoke at the meeting, raising technical and neighborhood-concern issues. Ricardo Velarde questioned whether the proposed structure had appropriate ventilation, lighting and water for horticulture and suggested the size resembled a commercial operation. Susan Goldsmith urged the commission to address a broader, “troubling trend” of oversized accessory buildings in Silver Creek being used effectively for commercial activity, and asked for clear standards on lighting, glare control, acoustics, waste handling and separation from short-term rental uses.
Applicant representatives (referred to at the hearing) said the building will include roof vents and fans, confirmed availability of approximately three acre-feet of water for the operation, said horticulture waste would be managed via on-site composting and weekly dumpster pickup, and stated they do not intend the greenhouse to be rented for events or used by short-term-rental guests.
Commissioners debated whether greenhouses fit within the private recreation definition and noted code currently lacks greenhouse-specific definitions or accessory-building guidance. Several commissioners recommended the county prepare a narrowly tailored code amendment defining greenhouses and accessory-building standards to avoid ad hoc decisions in the future. Legal counsel and staff noted that county council guidance treating nightly rentals as commercial supports conditioning a permit for noncommercial greenhouse use, which can help prevent short-term rental/party conversions of approval.
The commission approved the low-impact permit recommendation with two added conditions in the motion (turn lights off sunset-to-sunrise; submit a horticulture waste plan) and an amendment requiring removal of two existing accessory buildings prior to construction. The vote was 6–1 (Commissioner Cook opposed).
Staff and commissioners asked the applicant to work with staff on specific implementation details and signaled a follow-up code amendment effort to define greenhouse uses and related accessory-building rules for future applications.
