Oakley residents are concerned about a proposal for a commercial horse stable, riding arena and event center on Boulderville Road, but the couple spearheading the project have said the facility will only be open to a select team of young riders, not the general public. “We are looking to build a private barn and riding facility for a small group of riders, primarily kids, who have trained together for years,” Kim Raduenz told the Eastern Summit County Planning Commission last week. “We have been bounced around from barn to barn over the years as different leases change or different facilities close, and we’re building this so that we have the stability that we need to operate as a team.” Raduenz proposed the facility along with her husband, Tim, and their 12-year-old daughter, Parker, who is a rider on the team in question. However, the property on Boulderville Road is zoned for agricultural and residential use, leading to the family’s request for a conditional use permit to authorize commercial operations on the property. A county staff report on the proposal indicated the family wants to build a 24,000-square-foot indoor riding arena and a 6,900-square-foot stable, which would have approximately 1,000 square feet designated as a living area for a future farmhand. Another 2,400-square-foot building would be used for equipment storage, with a second 1,600-square-foot auxiliary building reserved for hay storage. “This is a private facility. This will focus on riding, riding lessons and horse care,” Raduenz said. “This is about creating a safe space for the kids to grow and learn and ride. … For most kids, this is their primary activity and their primary community. This is where they spend their time. This is where they set goals. This is where they build their confidence.” Raduenz said the family does not intend to host weddings, receptions, family reunions or other large events at the event center. Instead, she said events would be invite-only and limited to activities related to riding, such as horse clinics or small shows. Planning Commissioner David Darcey asked Raduenz about the scope of the facility’s customer base, saying he was worried about noise and traffic disrupting nearby neighbors. But Raduenz said the family’s application listed a maximum of 25 riders per day, with only 12 “visitors,” who will most likely be the parents of riders taking lessons. “I can tell you that, operationally, we’ve all been riding together for three-plus years, and that amount of people is rare, if ever,” Raduenz added. “We’re just trying to give ourselves the ability to play finely by the rules and not dip our toe outside of anything.” Raduenz said the process of filing an application with the county was difficult because the facility the family wants to build occupies an in-between space in the county’s code. It doesn’t qualify as a private use because money will exchange hands to pay for boarding fees, but it also doesn’t qualify as an agricultural property because it won’t be producing food. Amir Caus, a county planner, said a conditional use permit with commercial operations on the property was the most efficient solution for the Planning Department as a result. Planning Commission Chair Alex Peterson expressed frustration with the Summit County Code and asked county staff if it would be possible to explore amendments to govern riding facilities. He said he wanted to support riding because of its cultural significance and history along the Wasatch Back, but he said the commercial designation didn’t feel like the right fit, especially because the permit would be tied to the land, not the Raduenz family. “It’s what happens with the property afterward, once it’s been approved for commercial use, and the next attempt at commercial use is not just a riding team, it’s somebody actually running a rodeo grounds next to these properties,” Peterson said. “I feel like that’s the fear that’s being expressed.” Neighboring property owners had similar anxieties about the project during a public hearing, telling the Planning Commission that they believed the training facility would change the character of the agricultural community. “This would bring a huge reduction in the peaceful enjoyment and quality of life for nearby residents,” said Tina Lazenby, who lives to the west of the property. “This area was established as an agricultural and low-density community, not a commercial entertainment corridor. Approving this commercial event center would set a very concerning precedent and erode the neighborhood’s rural character. It would also undermine the intended purpose of agricultural zoning.” Shawn Horman, who also lives in the neighborhood, said the Raduenz family had been proactive in contacting nearby property owners about their proposal, but he said what was told to neighbors is different from the application presented to the Planning Commission. Horman said neighbors were told the family would build a residence, a stable for 10 to 12 horses and an indoor riding arena with shelters. “There’s a lot of mentioning of intention, and that’s great, but if there’s a conditional use permit given, intentions can change over time,” Horman said. “This is what they originally told us. Now, it’s something different, so it’s hard to picture that it won’t change, even though they say their intentions are certain.” Neighbors generally expressed concerns about noise and traffic, with multiple speakers pointing out the increase in cars and the potential for parents and spectators to park on the side of the road. They also said they were nervous the noise generated by events and group activities would negatively affect livestock on smaller properties nearby. But Augusta Clark, the horse trainer in charge of the program, reiterated that the team does not want to host rodeos or public events. She called Raduenz “the greatest rule follower” and said the commercial designation is to make sure the facility can legally charge families for boarding their horses on the property. “It is a commercial property in the sense that we are teaching lessons there,” Clark said. “If we were to not make it commercial, then you would err on the side of, ‘Well, is this even legal to teach lessons there?’” Clark also emphasized the importance of having an indoor riding arena available to her students so they can still train in the winter, saying most of her riders are trying to “get to the top of the sport,” which means they need consistent access to a physical space. “We are genuinely, from the bottom of our hearts, trying to build something that is beautiful, aesthetic to the environment, sensitive to the environment, but more than anything, sensitive to those who live on the street because I, too, have been in the position where what I thought I was moving into changed,” Clark said. Planning Commissioner Bridget Hayes pointed out that most speakers’ concerns were tied to the event center, and she asked if the Raduenz family would be comfortable removing the event center from the conditional use permit. If so, the family could still receive a permit for the stables and riding arena for students to train. “The events were never intended at all to cause an issue, and we want to be good neighbors,” Raduenz responded. “Let’s just get rid of it, and if we want an event, we’ll come back for a (special event) permit. … It’s the least important thing to us of this entire thing.” Deputy County Attorney Helen Strachan recommended revisiting the application in two weeks to remove any language regarding the event center from the conditional use permit and facility’s operating plan to ensure the two are in alignment. The Planning Commission will discuss the proposal — and hold an additional public hearing — on May 21 at the County Courthouse in Coalville. 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