Agenda - Planning Commission - 02/07/2019

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residential areas due to a lack of conformity with City Code. Staff and the Applicant discussed this and feel that a workable compromise would be to consider a `hybrid' type of building that would include walls made of two-tone steel, similar to the other proposed buildings, with a Clear Span fabric roof. This would result in a sturdier (safer) building, while still incorporating some of the desired benefits (natural light and temperature moderation). The proposed project includes multiple deviations from City Code, which are discretionary actions that the City is not obligated to approve. However, considering the input received from the Public Workshop, the desire to maintain a more rural character within the community, and the overall size of the Subject Property (137 acres including the portion in the city ofNowthen), the project in totality seems to be desirable. The compromise of building style on the Riding Arenas, structures that will be used exclusively for recreational purposes, seems reasonable and therefore, Staff would support Alternative 1 but would not object to Alternative 2 if modifications were identified. The indoor stalls, stables, and hay/equipment storage barn will all consist of two -toned steel siding (attached are conceptual images/elevations for the proposed buildings). Variance As proposed, a variance is necessary to address the height of the accessory buildings (specifically the indoor riding arenas) and the minimum lot frontage on a cul-de-sac for the future residence. Lot Frontage While a new residence is not being constructed immediately, one will be within 2-5 years. Prior to the occurring, a lot split will be necessary and, based on current standards, the 'new' lot wouldn't meet the required lot frontage requirement for a cul-de-sac. Since the Applicant has a purchase agreement in place for the Subject Property, they wanted to resolve this issue before closing. The access for the new residence would be from Potassium Street. The edge of the pavement of the cul-de-sac presently is about 15-20 feet short of the southern boundary of the Subject Property. In order to comply with the current standard of 100 feet of frontage on cul-de-sac, the road would have to be extended about 30-50 feet north into the Subject Property. Reviewing the aerial images and the contour data, it appears that there is a natural drainage swale that runs north from the cul-de-sac to a low spot on the Subject Property. There is a 'valley' that is approximately eight (8) lower than either side that appears to carry runoff from the properties to the south and the cul-de-sac to a low spot southwest of the existing home. If the cul-de-sac were extended, it would require significant grading and result in a greater loss of trees, thus eliminating some of the natural buffer between the existing neighbors and the Subject Property. Accessory Building Height The indoor riding arenas would both exceed allowable height for detached accessory buildings The Applicant has made adjustments to the other buildings to reduce their height to comply with City Code, with the exception of one side of the indoor stalls, which would need to match the arenas to tie the buildings together. Based on the width of the indoor riding arenas (100 feet each), the ClearSpan construction, which requires a minimum roof pitch of 7/12 to meet snow load requirements, and a minimum wall height of thirteen (13) feet (to ensure safe clearance for equestrian jumping, the indoor riding arenas would have a mean gable height of twenty-seven and a half (27.5) feet and an overall height of forty-two (42) feet. Based on the Applicant's revised layout, the indoor riding arenas will now be furthest from adjacent property boundaries (over 400 feet). There are existing trees along both the southern and eastern boundaries of the Subject Property that will provide some screening as well. The new configuration of the buildings is more centralized on the Subject Property, an attempt by the Applicant to address some concerns noted during a Public Workshop. Feedback A Public Workshop was held on January 3, 2019 and there were about 20-30 people that attended. The majority of attendees stated that they preferred this type of use on the Subject Property compared to any type of housing development. However, there were concerns raised about traffic through the neighborhood and the impacts to roads that the existing neighbors would be assessed for when the road(s) needed to be reconstructed. Other concerns