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Spokane, Washington  Est. May 19, 1883

Conditional-use permit hearing draws a crowd

Designation change of Settler’s Creek discussed for 3 1/2 hours in front of county commissioners

Jacob Livingston Correspondent

The proposed use of a 101-year-old restored farm in the hills west of Coeur d’Alene took center stage at a prolonged back-and-forth debate in front of the county commissioners Sept. 11.

The 3 1/2-hour public hearing brought more than 80 people to the Coeur d’Alene Planning and Zoning Commission to discuss Chris and Shannon Varela’s application for a conditional-use permit, which would allow the family to offer their 10-acre farm, called Settler’s Creek, as a communal gathering grounds for weddings, receptions, organic gardening, small concerts, fundraisers and other activities.

Some of the project goals, Chris Varela said in front of the three commissioners, are “to create economic justification for preserving open spaces and the scenic rural atmosphere that historic farms maintain and occupy. … To create opportunity for traditional small-acreage farms to become economically viable through new farmbased agri-businesses, such as agri-culinary tourism, so as to ensure their continued preservation by providing economic alternatives to subdivision and residential development.”

The evening featured a 20-minute presentation by the applicants and was followed by public testimony voicing support, neutrality or opposition that was sometimes lighthearted, other times heartfelt, and rarely heated. Most in attendance weren’t opposed to some of the proposed uses, provided some limitations were in place.

The meeting marked the second time the public was allowed to voice opinions on the subject. The first hearing, held in June, ended with a hearing examiner revising the Settler’s Creek request to include new conditions, such as setting the maximum number of vehicles at about 200, offering bused transportation for larger events from town to the farm, and stipulating any approved permit is nontransferable outside immediate Varela family.

Chris and Shannon Varela repurchased the property back into family hands in 2002 – 20 years after his parents subdivided the 160-acre homestead into a 150-acre section – still owned by other members of the Varela family – and the 10-acre home of Settler’s Creek.

Last week’s debate centered on potential issues that might arise with the granting of a conditional-use permit, which would switch the site’s current suburban-agriculture zoning to commercial resort.

That designation has been one of the primary causes for concern, the farm owner said. “It sounds absolutely horrible. It scares the bejesus out of some folks,” he added.

Yet while Chris Varela said they have received support from close-by neighbors as well as others in the community, and that the farm’s use would be limited to the activities presented in the application, several of those events have created unease for some neighbors within earshot and others who drive the winding, two-lane road.

“What I am opposed to is the amount of traffic that will be coming down the road. It’s a narrow country road and it’s just too much traffic, and if people are drinking, it could be dangerous,” said Charles Parr, a Riverview Drive resident not far from the Varelas.

Many of those who spoke in opposition recalled a Settler’s Creek fundraiser held in early September. More than 400 people were on hand for the first locally held Governor’s Cup event. Many locals said the live music could be heard and felt from more than a half-mile away, while others said they were almost forced off the road by commercial buses.

Chris Varela said busing people is better than having many individual drivers, and there is already heavy traffic on the road because of development in the area. He also said that they have agreed to conditions of no more than 200 vehicles and about 500 people at one event.

“There’s no rock concerts. We believe very strongly in events that are respectful to the area, my area, my home,” he said. At the meeting, Varela produced a letter from Gov. Butch Otter supporting the project.

He later added, “We believe sound level is a concern. That’s why limiting it to 70 decibels at the property line is considering our neighbors.”

As for on-site alcohol, the owner said they don’t have definite plans.

“We were thinking beer and wine for guests, not hard liquor,” he said. “It is not our central theme; it’s not a booze-up. That’s not the nature of our place.”

Local business owner Jennifer Gaertner expressed her support for the hands-on education and historic preservation at Settler’s Creek, as well as the family’s small-business venture.

“I do truck my kids out to Green Bluff (because) that’s the only place,” she stated. “I truly believe in being good stewards of the environment and I truly believe that is what Chris and Shannon set out to do.”

Still, even though most in attendance praised the Varelas’ hard work in restoring the picturesque farm, which has a large red barn, open meadow and free-range chickens that provide eggs the family sells to local businesses and neighbors, several other residents opposed the introduction of any commercial resort to the countryside, which they contend could open the door for similar ventures.

It’s an appealing idea, said nearby neighbor Dave Shults, but “they’ve introduced the application of commercial business in our rural lifestyle.” To help ease congestion and noise issues, he proposed limiting crowds to fewer than 250 and 100 cars for any event.

Gary Young of e2 Planning and Design in Post Falls, which is handling site development for the project, countered that Settler’s Creek won’t make it easier for other potential projects. “It’s a totally case-by-case situation and it does not set a precedent.”

In a rebuttal period after public debate late in the hearing, Chris Varela said restrictions such as those listed by Shults, could limit Settler’s Creek ability to operate, especially in the critical early stages of starting and marketing the business. Most events would be shorter than three hours and attract far fewer than 500 participants anyway, he added.

“We’re hoping that our concepts will be upheld” in a way that matches the family’s original ideas, he said. “We really feel strongly that places like this need to exist in growth areas.”

The county commissioners voted to schedule a deliberation on a decision on Thursday at 10 a.m.

Reach correspondent Jacob Livingston by e-mail at jackliverpoole@yahoo.com.