Scio Township innovates to preserve rural character

By Doug Lewan, AICP

The conversion of a beautiful, historic barn in Michigan’s Scio Township into a special events hall drove the township to create a zoning category that provides a new and unique way to protect and preserve agricultural land.

Misty Farm

 Several brides had fallen in love with the rustic charm of the turn-of-the-century barn at Misty Farms and had booked their wedding receptions there. That’s when I, the township’s community planner, got the phone call. Meeting halls are only permitted in the township’s commercial zones.

The zoning ordinance is, by its nature, prohibitive and inflexible. When a zoning ordinance meets a violation like Misty Farms, the results are usually not pretty for either party. You’re immediately in conflict.

Others might have slammed the barn door before anybody said, “I do.” But I was very much taken by the beauty of the place. The owners were thoughtful and earnest. I saw a chance to help them and bring new opportunities to the township.

My efforts were aided by the fact that the township’s master plan specifically establishes open space, natural feature and agriculture preservation as priorities.  A culture of preservation is pervasive.

This challenge fell outside the traditional approaches to preserving agricultural land, such as planned unit development, open spaces paired with housing clusters and sliding scale zoning in agricultural zones.

We instead thought about non-traditional, permissive approaches

  • Agricultural tourism
  • Bed & breakfast
  • Limited retail
  • Wineries and cider mills
  • Meeting space & other related uses

We wrote a zoning ordinance that allowed commercial land uses that are complimentary and accessory to the primary agricultural land use, subject to all provisions of the ordinance. We established these as special land uses, requiring a public hearing, so neighbors could weigh in.

Consider specific non-discretionary standards

for these types of uses including:

  •  Lot Area minimum
  • Lot Width minimum
  • Access to paved roads (or some similar standard)
  • Buffer setbacks
  • Conformance to community noise standards

Of course the barn had to meet building codes, which turned out to be surprisingly easy.

In addition to commercial activities like cider mills, farm stands, wineries and meeting spaces, the zoning classification also permits value-added procedures, for example, a farmer growing apples could add a commercial kitchen on his property to bake pies. Initiatives like these might save a struggling farm, while preserving the property for a subsequent owner to use solely for farming.

Misty Farms has added a second site, Misty Valley, with a natural pond site and garden as wedding locations. They accommodate one event per weekend from May through October and, at this writing, are only accepting bookings for 2015.

One response to “Scio Township innovates to preserve rural character

  1. Several years ago, we did a similar thing in Burke County, NC. There was an 55 acre parcel that once was the “Whippoorwill Dairy Farm”. The property included several barns made from river rock and another rock structure that once housed the creamery. The land had set idle for several decades until new owners purchased the property and wanted to use the land for special events such as weddings, lawn mover races, and small music festivals.

    The land is zoned Conservation District – Low Density which permits Recreation uses, but did not permit uses such as what the owners proposed. We amended the use table to include a “Special Event Grounds” use as a Conditional/Special Use Permit and created specific criteria and standards as a new section of the zoning ordinance.

    Theis has worked well for the property owners.

Leave a Reply

Fill in your details below or click an icon to log in:

WordPress.com Logo

You are commenting using your WordPress.com account. Log Out / Change )

Twitter picture

You are commenting using your Twitter account. Log Out / Change )

Facebook photo

You are commenting using your Facebook account. Log Out / Change )

Google+ photo

You are commenting using your Google+ account. Log Out / Change )

Connecting to %s