Agenda - Council - 02/26/2019 - Laserfiche WebLink

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As noted, six (6) new accessory buildings are proposed, including two (2) indoor riding arenas, indoor stalls, stables, a composting structure, and a hay/equipment storage barn. Four (4) of the buildings will all be connected with direct access, while the hay/equipment storage barn will be connected only via roofline to the stables. The composting structure would be entirely separate from these structures. The cumulative area of the new buildings is 70,700 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. Based on 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. Based on the size of the Subject Property, the location is acceptable. The Applicant had originally proposed to construct both Riding Arenas entirely with Clear Span fabric materials. The basis for this style of construction was to allow in natural light and to help 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 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 exterior finish of 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). Staff feels this is an adequate compromise for this specific situation. Feedback/Public Input 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 noted included manure management, potential contamination of Ford Brook, more screening along southern lot line, and overall traffic congestion on Saint Francis Boulevard(existing conditions). The Applicant has revised the Conceptual Site Plan largely in response to some of the concerns noted by the public. Both the Planning Commission and the City Council had an opportunity to review this project in concept in January. At that time, neither the Planning Commission nor the City Council noted any major concerns or objections, although the Planning Commission did note a potential concern with increased traffic through the existing residential neighborhood and the potential loss of trees. The Concept Plan was reviewed by the Planning Commission on January 3, 2019 and by the City Council on January 22, 2019. The Planning Commission held a Public Hearing on February 7, 2019. Input from the public again focused on increased traffic in the neighborhood and the eventual financial impact of having to reconstruct the road(s), as well as questions on manure management and urine impacts to nearby private wells, and a request for a stop sign installed for southbound traffic on Potassium Street at 177th Lane. A written comment was also received lending support to the proposed commercial horse farm. The draft Planning Commission meeting minutes from February 7, 2019, as well as all other comments received throughout this process, are attached to the case. The proposed project includes multiple 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, 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. Alternatives Alternative 1: Motion to adopt Resolutions # 19-042 and # 19-043 approving a Home Occupation Permit and Conditional Use Permit.