Waynesboro neighbors clash with owner over Mimosa Farm event permit; council introduces CUP for final review

Council on Aug. 10 heard more than three hours of testimony for and against a conditional use permit allowing temporary special events at 601 Alphin Avenue, a roughly 8.3-acre property operating as "Mimosa Farm." The council voted to introduce the CUP ordinance — amended so the permit would terminate upon sale or transfer of the property — and set final consideration for Sept. 14.

Leslie Tate, the city's director of community development, told council the application proposes events and related services on property zoned in part RS-12 and in part RG-5, and staff recommended multiple conditions to mitigate impacts. "The applicant requests holding up to 100 events annually, and ... no more than 30 of those 100 events would be weddings," Tate said, describing staff conditions that would require on-site parking, prohibit parking in public rights-of-way, require portable restrooms and an ADA restroom, and require the applicant to construct a Moseley Street entrance to VDOT standards within two years at the applicant's expense.

Owner Jill Wallace spoke at length about the property's history and operations, urging the council to weigh the actual record. "From 2020 through 2025, we have hosted a total of 62 events of all types," Wallace said, adding that only three larger weddings occurred during that period and that there were no complaints tied specifically to those weddings. Wallace also described weekly support-group meetings held on the property and said she has made voluntary changes, including a permanent sound system and mandatory valet for weddings.

Opponents who live near the farm said the requested scale would overwhelm narrow residential streets, harm emergency access, and reduce property values. Neighbor Daniel Long questioned whether a CUP may be allowable on the RG-5 portion of the parcel, calling it "not consistent with good zoning practice." Other residents cited petitions, photos and personal experience of loud events and urged denial or delay pending legal review of the access easement and the zoning matrix.

Supporters said Mimosa Farm provides community benefits — from a weekly grief-support group to employment for local vendors — and warned that denying the CUP could lead the owner to sell to a developer. Several family members and users of the property asked council to consider the farm's role in supporting small businesses and community programming.

Council members pressed staff and the applicant on enforcement and costs: staff estimated constructing the new entrance could run "around $50,000" but did not provide a definitive bid; the applicant confirmed a permanent sound system cost about $4,800. On a procedural motion, a council member moved to introduce the ordinance with amended language that the permit would terminate upon sale or transfer; the motion passed to appear on the Sept. 14 agenda for final consideration.

The public hearing record, the amended introduction motion and the staff-recommended conditions will frame the council's final vote next month.