Public Hearing notices were sent to all property owners within one-quarter (1/4) mile.

Analysis:

David and Jodi Martin are requesting a Conditional Use Permit (CUP) to construct a private indoor riding arena.  Parcels having 10 acres are allowed up to 5,000 sq. ft. of detached accessory building area, and through a CUP can add up to an additional 10,000 sq. ft. private horse riding arena.

The applicants are proposing to build a 9,000 sq. ft. structure that includes 4,800 square foot arena along with 1,200 square feet for horse stalls and tack room. The structure also includes 3,000 square feet of hobby and storage area that would be counted against the maximum detached accessory building area of 5,000 square feet.

The 6,000 square feet of the building dedicated to the riding arena and horse related uses cannot be used for personal storage, other hobby uses, or commercial uses. The CUP for a private indoor riding arena would allow the owner of the property and other residents of the property to engage in private equestrian pursuits regardless of weather or season. A CUP for a private indoor riding arena is distinct from a CUP for a public stable in that it does not allow for riding lessons or public events.

The proposed arena will be located northeast of the home and fifty (50) feet from the eastern property line. The applicant intends to convert areas of the property, outlined on their site plan, into productive acreage to better accommodate the livestock. The Martins intend to have up to four (4) horses along with their goats and poultry. The applicants have plans to manage the manure composting onsite with their existing flower and vegetable garden currently demanding more compost than is produced onsite. If compost exceeds the demands of the garden, the Martins have an agreement with a nearby farm that is willing to take the excess composted manure.

Scott Schnieder with the Scott Soil and Water Conservation District (SWCD) has reviewed the Martin’s proposal. It is noted that private equine operations where horses are kept in an enclosed structure in an in-house operation may be allowed to exceed the productive acreage maximum, of 2 productive acres for the first horse (1 animal unit) and 1 productive acre for each additional horse, if approved through a CUP. After review of the Martin’s management plan, the SWCD doesn’t predict any issues with the number of animal units proposed. The SWCD recommends approval of the conditional use permit application.

The construction of the building will require a building permit and compliance with the Minnesota State Building Code.  County Environmental Health staff has reviewed the request and has no opposition to the project but notes that the septic sites must be protected.

The Natural Resources Department has noted that an erosion and sediment control plan will be reviewed at the time of building permit application. The Department also noted that wetlands are identified on the west side of the property. If any work, such as expansion of the gardens, is planned for that area, additional wetland delineation work may be required. It is also noted that much of the northwestern area of the subject parcel is located in drainage and utility easement that has been dedicated to the Township. Prior to any work or disturbance of the drainage and utility easement, Township approval is required.

Township Recommendation:

The Spring lake Town Board will be making a recommendation at their monthly meeting.  A copy will be provided at the meeting.

Staff Recommendation:

Based on the project information submitted by the applicants and subject to the conditions of approval, the proposed indoor riding arena conforms to the Zoning Ordinance; therefore, staff recommends approval of the Conditional Use Permit based on the eight criteria for approval listed below:

Conditions of Approval:

1. The applicant is to file with the Scott County Planning Office in January of each year a statement indicating that they are in compliance with the conditions of the Conditional Use Permit (CUP). 

2. The Spring lake Town Board may conduct an annual review of the CUP to ensure that the applicants are in compliance with the conditions of the CUP.

3. The applicants shall pay an annual CUP inspection fee, if and when the County adopts an inspection fee ordinance.

4. If ownership changes, the new owner shall contact the Spring lake Town Board and Scott County Zoning Administration to review the conditions of the CUP.

5. The maximum number of animal units shall be limited by the livestock management plan. The Scott SWCD may conduct an annual review to verify that the pasture management and manure management are in compliance with the approved plan. 

6. Any future improvements to the proposed private riding arena shall meet all requirements of the State Building Code and all applicable codes as required by the Scott County Building Official. 

7. The riding arena shall be used only as a private horse-riding arena.  Any other use of the structure, including but not limited to personal storage, commercial boarding, commercial horse training, riding lessons, agricultural tourism, or any other associated business use or public event is a violation of the CUP and the Scott County Zoning Ordinance.

8. The footing material in the horse-riding arena shall be sand, wood chips, or stone-dust and not concrete or other material not suitable for equestrian use.

 

Criteria for Approval (2-6-1):

1. The use will not create an excessive burden on public facilities and utilities which serve or are proposed to serve the area.

The proposed use will not have any impact on public facilities that serve the property. 

2. The use will be sufficiently compatible with, or separated by sufficient distance from, or screened from adjacent agricultural or residential land uses so that there will be no deterrence to the use or development of adjacent land and uses.

As proposed, the location of the indoor riding arena exceeds the required property line setbacks. The arena will be 50 feet from the nearest property to the east but will be more than 250 feet from any residence outside of the subject parcel. 

3. Each structure or improvement is so designed and constructed that it is not unsightly in appearance to the extent that it will hinder the orderly and harmonious development of the district wherein proposed.

The indoor riding arena is designed of materials that are not unsightly in appearance and will be typical of a rural accessory building. 

4. The use is consistent with the purposes of the Ordinance and the purposes of the zoning district in which the applicant intends to locate the proposed use.

The proposed indoor riding arena is consistent with the intentions of Chapter 9 of the Zoning Ordinance and with uses allowed on 10-acre parcels in the RR-1 zoning district. 

5. The use is not in conflict with the Scott County 2040 Comprehensive Plan.

The proposal is in conformance with the 2040 Comprehensive Plan and the keeping and enjoyment of animals such as horses. 

6. Adequate measures have been taken to provide ingress and egress so designed as to minimize traffic congestion, provide adequate access to public roads, and provide sufficient on-site parking. quate measures have been taken to provide ingress and egress, access to public roads and on-site parking.

            Access will be via the existing residential driveway access to Starview Lane.

7. Adequate water supply, individual sewage treatment system facilities, erosion control and stormwater management are provided in accordance with applicable standards.

Any water would be obtained via a private well; wells are permitted by the MN Department of Health.  No restroom is proposed in the building.  Erosion and sediment control will be reviewed with the building permit for the arena.

8. All building/structures meet the intent of the State Building Code and/or fire codes.

A building permit will be required for the indoor riding arena.  County Staff will review the building permit application to verify that the structure meets the intent of the State Building and/or fire codes.

Planning Advisory Commission/Township Board Alternatives:

1. Approve the request as recommended by Zoning Staff with the specified conditions.

2. Approve the request as recommended by the Zoning Staff with amendments to the conditions.

3. Table the request for a specific reason.

4. Deny the request for a specific reason.

Suggested Planning Commission/Township Board Motion:

Based on the criteria for approval listed in the staff report, I recommend approval of the Conditional Use Permit for David and Jodi Martin to construct a private indoor riding arena.