D1 November 12, 2014 Public Hearing APPLICANT:

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1 D1 November 12, 2014 Public Hearing APPLICANT: REQUEST: Conditional Use Permit for a farm stand in excess of 3,500 square feet ADDRESS / DESCRIPTION: 1076 Sandbridge Road STAFF PLANNER: Kevin Kemp GPIN: ELECTION DISTRICT: Princess Anne SITE SIZE: acres (4.96- new parcel) AICUZ: Less than 65 db DNL BACKGROUND / DETAILS OF PROPOSAL Background / Details: The applicant requests a Conditional Use Permit to allow for a farm stand to exceed 3,500 square feet. The existing 2,250 square foot farm stand is located on an approximately 38 acre parcel. It is the intent of the applicant to subdivide the parcel and create a 4.96 acre lot that will contain the farm stand, as well as growing fields for soy, herbs and cut-flowers. The applicant wishes to enlarge the existing farm stand to 5,400 square feet. The addition will increase the footprint of the farm stand by 15 feet on both sides and the rear of the structure. Parking is accommodated in a gravel area to the front of the farm stand. The two ingress/egress access points from Sandbridge Road will remain. The farm stand is open from late April until mid-september and has hours of operation of 8:00 a.m. to 6:00 p.m. The farm stand sells locally produced poultry, meats, eggs, flowers and a variety of other locally grown and manufactured products. The owner of the farm stand has a Farm Service Agency (FSA) number from the United States Department of Agriculture (USDA) and operates a farm in the City. Page 1

2 EXISTING LAND USE: Farm stand and growing fields LAND USE AND COMPREHENSIVE PLAN SURROUNDING LAND USE AND ZONING: North: Growing fields / AG-1 Agriculture District South: Sandbridge Road Single-family home & growing fields / AG-2 Agriculture District East: Single-family home / AG-2 Agriculture District West: Single-family home / AG-2 Agriculture District NATURAL RESOURCE AND CULTURAL FEATURES: A majority of the site is undeveloped land used to farm flowers, soy beans and herbs. A portion of the site is developed with a farm stand and gravel parking area. The site is located in the Southern Watershed. There do not appear to be any significant natural resources or cultural features associated with the site. COMPREHENSIVE PLAN: The Comprehensive Plan designates this site as being within the Suburban Area. The general planning principles for the Suburban Area focus on preserving and protecting the overall character, economic value, and aesthetic quality of stable neighborhoods. Achieving the goals of preserving neighborhood quality requires that all new development or redevelopment, whether residential or non-residential, either maintain or enhance the overall area. This is accomplished through compatibility with surroundings, attractiveness of site and buildings, environmental responsibility, livability, and effective buffering of residential from other residential and non-residential with respect to type, size, intensity, and relationship to the surrounding uses. (pp. 3-1 to 3-3) IMPACT ON CITY SERVICES MASTER TRANSPORTATION PLAN (MTP) / CAPITAL IMPROVEMENT PROGRAM (CIP): Sandbridge Road is a two-lane minor rural arterial in the vicinity of this site. This section of Sandbridge Road has a variable right-of-way width and it is included on the Master Transportation Plan as an ultimate 100 foot right-of-way rural two lane section. There is currently no capital improvement project scheduled for this segment of Sandbridge Road. Page 2

3 TRAFFIC: Street Name Present Volume Present Capacity Sandbridge Road 10,616 ADT 1 13,600 ADT 1 (Level of Service C ) 15,000 ADT 1 (Level of Service D ) Generated Traffic No trip generation data available for this use 1 Average Daily Trip EVALUATION AND RECOMMENDATION The applicant is requesting a conditional use permit to enlarge an existing farm stand. No changes are proposed to the operation of the farm stand. The addition will be constructed to match the design of the existing structure. The site also contains growing fields that will be cultivated and the products sold at the farm stand. The proposed expansion is consistent with the Comprehensive Plan s land use policies for the Suburban Area, as well as being consistent with the character of the surrounding area. Additionally, this proposal meets the requirements of Section 401 (d) of the Zoning Ordinance for a farm stand. For the reasons stated above, staff recommends approval of this request with the conditions below. CONDITIONS 1. With the exception of any modifications required by any of these conditions or as a result of development site plan review, the addition shall be developed substantially in conformance with the submitted site drawing entitled, - FARM STAND EXPANSION, 1076 SANDBRIDGE ROAD, prepared by the Planning Staff and reviewed by the applicant. 2. With the exception of any modifications required as a result of the review process for recording the final plat, the property shall be subdivided as shown on the site plan entitled Exhibit A, prepared by Phil Bonifant. 3. The farm stand shall not be open for business except between the hours of 7:00 a.m. and 8:00 p.m. Page 3

4 NOTE: Further conditions may be required during the administration of applicable City Ordinances and Standards. Any site plan submitted with this application may require revision during detailed site plan review to meet all applicable City Codes and Standards. All applicable permits required by the City Code, including those administered by the Department of Planning / Development Services Center and Department of Planning / Permits and Inspections Division, and the issuance of a Certificate of Occupancy, are required before any uses allowed by this Use Permit are valid. The applicant is encouraged to contact and work with the Crime Prevention Office within the Police Department for crime prevention techniques and Crime Prevention Through Environmental Design (CPTED) concepts and strategies as they pertain to this site. Page 4

5 AERIAL OF SITE LOCATION Page 5

6 FARM STAND AS SEEN FROM SANDBRIDGE ROAD Page 6

7 PROPOSED SITE PLAN Page 7

8 EXISTING SITE LAYOUT Page 8

9 PROPOSED SITE LAYOUT Page 9

10 2 1 3 ZONING HISTORY # DATE REQUEST ACTION 1 02/01/2006 Use Permit (Country Inn) Deferred 2 01/04/2000 Floodplain Variance Approved 11/23/1999 Floodplain Variance Denied 06/09/1998 Use Permit (Cellular Tower) Approved 09/09/1997 Use Permit (Cellular Tower) Approved 05/19/1980 Use Permit (Golf Course) Approved 3 04/14/1969 Use Permit (Mobile Home Park) Approved Page 10

11 DISCLOSURE STATEMENT Page 11

12 DISCLOSURE STATEMENT Page 12