Agenda - Planning Commission - 02/07/2019

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Home Occupation Permit The Applicant's vision for the Subject Property is to create a program to work with youth struggling with social anxiety and depression by introducing them to world of horses. They are proposing to operate a commercial horse farm in which youth can gain experience in proper care and maintenance of horses as well as learn the skills of both Western and English style riding. There would also be opportunities for trail riding and for boarding of horses on the Subject Property. The Applicant is proposing to construct multiple buildings to accommodate their vision, including two (2) indoor riding arenas, indoor stalls, stables, and a hay/equipment storage barn. The plans have been designed to accommodate up to thirty (30) horses on the Subject Property. Based on the overall size of the Subject Property, including the land in the City of Nowthen, the Subject Property would be eligible to maintain over 130 horses. The Applicant's plan results in a ratio of approximately 4.5 acres per horse. The Applicant has stated that the hours of operation would be Monday - Friday 3:OOpm to 8:OOpm and Saturdays 8:OOam to 4:OOpm. There would be the potential for eight to ten (8-10) instructors/trainers employed by the Applicant. However, these would be part time positions and there would likely be no more than two (2) trainers/instructors on the Subject Property at any given time. The Site Plan does indicate that twenty-six parking stalls will be installed along the west side of the riding arenas, providing ample parking customers and employees. The parking area would consist of class V gravel, which conforms to the minimum required surfacing in this zoning district. The Applicant is proposing four (4) larger shows/events each year for the students to showcase their newly learned skills. It is assumed that family and friends will attend these events, but they will also be open to the public and free of charge. These events would be subject to a Special Events Permit to ensure that our Public Safety Staff can review each on a case by case basis. The Applicant has provided a detailed Manure Management Plan. They have noted from the beginning that manure, if not properly managed, can be a nuisance. Through the use of concrete surfacing and roofing, runoff can be contained and moisture can be regulated. After the manure has been properly composted, it will be removed from the Subject Property and made available to local farmers and/or gardeners. While the Applicant desires to maintain the existing access from Saint Francis Blvd for personal use, they are proposing that access for the Home Occupation (e.g. students and instructors) be from Potassium Street along the southern boundary of the Subject Property. This is primarily due to the high volume of traffic on Saint Francis Blvd and the potential safety issues that could arise. The Applicant is proposing to install a new, asphalt driveway off the end of the Potassium Street cul-de-sac leading to the future, new residence. The drive lanes connecting the new buildings, as well as the parking stalls, would consist of class V gravel. Conditional Use Permit As noted, five (5) new accessory buildings are proposed, including two (2) indoor riding arenas, indoor stalls, stables, and a hay/equipment storage barn. Four (4) of the buildings will all be connected with direct access while the fifth, the hay/equipment storage barn, will be connected only via roofline to the stables. The cumulative area of the new buildings is 64,700 square feet, which exceeds the allowable square footage for parcels greater than forty (40) acres in size (12,000 square feet). Based on the overall size of the Subject Property, the proposed square footage doesn't seem unreasonable. The location of the home on the Subject Property, which was constructed sometime in the 1930s, most of the areas suitable for buildings are located nearer the front property line than the home. Again, due to the size of the Subject Property, as long as the meet the minimum front yard setback, which they do, the location is acceptable. The Applicant had originally proposed to construct both Riding Arenas with Clear Span fabric materials. The reasoning for this style of construction was it allows in natural light and helps moderate temperatures somewhat, resulting in less need for artificial light and heating/cooling. Ultimately, this would be a healthier environment for both the riders and the horses. However, the fabric finish is very similar to membrane type hoop buildings that have consistently been denied in