Marion County Planning & Zoning Commission

Transcription

1 Marion County Planning & Zoning Commission Date: 9/16/25 P&Z: 9/28/25 BCC: 10/20/25 Item Number SU Type of Application Special Use Permit Request Special Use Permit to establish a: - Pork & Lamb Harvesting Facility - Poultry Harvesting Facility Owner: Triple Bell Farms, LLC Applicant: W. James Gooding III Parcel #/Acreage / 2, acres Future Land Use Rural Land Existing Zoning A-1, General Agriculture Recommendation Approval With Conditions P&Z Recommendation: TBD Item Summary Staff is recommending Approval With Conditions to establish two harvesting facilities, one pork & lamb, the other poultry, in former agricultural structures (two 2,644 SF horse barns) located on property known as Triple Bell Farms, as requested in accordance with the Marion County Land Development Code, Article 2, Division 8 Special Use, in an A-1, General Agriculture, zoning district. Page 1 6

2 Growth Services Staff: GS Director: Samuel Martsolf Project Planner Natalia Cox, Planner II Additional Information Comprehensive Plan Amendment: None Code Enforcement Action: N/A Public Notice Notice of public hearing was mailed to 76 property owners within 300 feet of the subject property. Background Location The proposed harvesting facilities, to be housed in existing 2,644SF barns, are located in the west ½ of the southeastern most portion of a large parent tract, located 2.5 miles east of W. Hwy 27, on the north side of W Hwy 316 with physical address NW 141 st Court in Williston. The site is located within the Marion County Farmland Preservation Area, Secondary Springs Protection Zone, and lies outside of the Marion County Urban Growth Boundary. The following table summarizes adjacent future land use designation, zoning districts and existing uses: Direction of Adjacency ADJACENT PROPERTY CHARACTERISITICS Future Land Zoning Use Designation Existing Use/MCPA Property Class North Rural Land A-1, General Agriculture Parent parcel South Rural Land A-1, General Agriculture Parent parcel East Rural Land A-1, General Agriculture Parent parcel West Rural Land A-1, General Agriculture Parent parcel Analysis In reaching its decision, the Planning & Zoning Commission shall find that the following exist: 1. Granting the proposed Special Use Permit will not adversely affect the public interest. The proposed harvesting facilities are located on the Triple Bell Farms property located in the northwest quadrant of Marion County with approximately 2,600 acres in size. The property is improved with a gated entrance, front office, several single family residences and quadraplexes, numerous horse/training barns, chicken coops, maintenance sheds, a tennis/basketball court and a 9-hole golf course, according to the Property Appraiser s records. There are existing lakes & ponds throughout the property with sporadic freshwater emergent and forested/shrub wetlands on site. The site is mostly in flood zone X, Areas of Minimal Risk (to include the proposed harvesting facility area), but there are floodplain areas on the property predominantly in the northern, center and southwestern regions of the overall tract. The existing 2,644SF barns, are located in the west ½ of the southeastern most portion of the large parent tract, with an existing +/- 200 feet wide vegetative buffer to the west, the closest point to a neighboring property. The following are main aspects of this application: Page 2 6

3 Two (2) existing barns 2,644 SF in size with proposed expansions, if needed. Access to the barns is via existing asphalt internal roads with paved parking areas located in front of the barns and a paved overflow parking area located south of the poultry harvesting facility. Existing lime rock drive and loading areas are proposed on areas immediately south of the barns. The northernmost barn will house the pork and lamb harvesting with no more than eight (8) employees. Proposed daily harvest: up to 35 pork/sheep The southernmost barn will house the poultry harvesting with no more than thirteen (13) employees. Proposed daily harvest: up to 700 chickens Proposed future expansions of the harvesting facilities include improvements such as utility pads and covered pens. The square footage of the proposed expansion may not exceed 150% of the respective square footages depicted on the conceptual plan. All proposed harvesting shall be conducted indoors in the existing converted barns with minimal noise and odor generated from the property. Page 3 6

4 Existing drain fields and septic tanks for both proposed harvesting facilities are depicted on the submitted conceptual plan. One (1) existing well, located southeast of the proposed poultry harvesting facility, will serve both facilities. Any lighting installed on the site shall meet the lighting standards established in the Land Development Code and no signage is proposed for the harvesting facilities. All aspects considered, to include but not limited to the overall size of the parent tract (+/- 2,000 acres), the location and enclosed (contained) nature of the proposed harvesting facilities internal to and surrounded by the overall parent tract, the existing paved internal access roads, parking & loading areas, the existing +/- 200 feet vegetative buffer between the harvesting facilities and the neighboring properties to the west, the proposed number of staff and daily production/output numbers, indicate that granting the special use permit will not adversely affect the public interest. 2. The proposed Special Use Permit request is consistent with the current Comprehensive Plan. The FLU Map 1: Marion County 2035 Future Land Use Map of the Comprehensive Plan designates this property as Rural Land use. The current zoning is A-1, General Agriculture. The proposed harvesting facilities are an agricultural function of the organic meat production which requires very strict control from birth to harvest. Animals raised for this harvest facility are predominantly raised on site and are typical of those kept in the rural areas. The request is supported by FLUE Policy 3.1.4, which pertains to rural areas outside the UGB, specifically principle #2 as follows: Promote and foster the continued operation of agricultural activities, farms, and other related uses that generate employment opportunities in the Rural Area. The Special Use Permit is required due to the scope of the production and/or marketing of the proposed agricultural finished products. 3. The proposed Special Use Permit request is compatible with land uses in the surrounding area. The subject property is surrounded by large, medium and small acre tracts, zoned A-1 with Rural Land use. Existing subdivisions are located to the north (north side of W Hwy 318), east and south (south side of W Hwy 316). The proposed harvesting facilities are well buffered on the interior of the existing training center and surrounded by large tracts. The existing 200-foot heavily wooded buffer is conditioned to remain to the closest neighbor to the west. The request is compatible with land uses in the surrounding area. Infrastructure Access to the property is from two paved driveway entrances off of W Hwy 316, however, the westernmost main entrance on W Hwy 316 will be the one used for any associated harvesting activities per the applicant. The site also has access off of W Hwy 318, however, that entrance is not proposed to be used as part of this application. Page 4 6

5 Existing Conditions R/W No. R/W Min. Lanes Deficiency Width Collector County Paved Road Classification Maintenance Surface W Hwy 316 W Hwy 318 Collector County Paved Water/Sewer services are to be provided on site by Applicant. Utility Service Area Water Private well Sewer Private septic Staff Recommendation: Approval with Conditions: 1. The Special Use Permit shall allow the use of a portion of the property as a pork and lamb harvesting facility and a poultry harvesting facility (collectively the harvesting facilities ) (each of which is referred to in the Marion County Land Development Code as a packing plant ). (The foregoing reference to lamb shall refer to meat from a sheep, regardless of the age of the sheep.) 2. The site for the harvesting facilities shall be developed and operated consistent with the submitted conceptual plan and the conditions set forth herein. 3. The applicant is responsible for obtaining any DEP or Water Management District permits that apply to the harvesting and composting operations. If the operation is exempt from permitting because it does not present a possible threat to ground or surface water, a letter stating such from the relevant agency will suffice. 4. The square footage of the improvements and impervious area may not exceed 150% of the respective square footages of the improvements and impervious area depicted on the conceptual plan. 5. All harvesting shall be conducted indoors in the existing barns (or expansions thereof pursuant to the conceptual plan) and therefore there shall be no noise generated from the property. 6. All necessary building permits required due to the change of use of any barn to a harvesting facility shall be obtained. 7. If new lights are installed at the barns, they shall be scaled and located to minimize glare and light diffusion to adjoining properties. 8. The harvesting facilities shall be designed and operated to minimize odors. 9. Solid waste from the harvesting operations shall either be: (a) stored in sealed disposal containers and removed by private contractor; or (b) composted in accordance with applicable federal, state, and local laws and regulations and Natural Resource Conservation Services practices, as applicable. If the waste is composted in barns, such barns may be constructed without amending this Special Use Permit Any compost material (feestock), except finished compost shall be effectively covered and located in a manner that prevents rainfall from contacting the stockpile. 11. No composting shall be conducted within 1,500 feet of any property boundary shown with this permit. 12. No composting or manure storage shall occur within 200 ft of a sinkhole, karst feature, wetland, stream, lake, ephemeral waterway, other surface water feature or excavated pit. 13. Water will initially be provided by the well that currently provides water to the barns in which the harvesting facilities will be located. Any new well shall require a well permit. Page 5 6

6 14. The existing septic tanks and drainfields for the barns in which the harvesting facilities will be located, will be used for domestic wastewater from the harvesting facilities. Any new septic tank and drainfield for domestic wastewater will require an OSTDS permit. 15. The process wastewater will be fed to a holding tank, from which it will either be: (a) removed and disposed of, off site by a private contractor; or (b) disposed of on-site in accordance with all federal, state and local laws and regulations. 16. The existing vegetative buffer (approximately 200 feet wide) between the barns in which the harvesting facilities will be located, and the property to the west of the parent tract, will be maintained. 17. There will be no signage identifying the harvesting facilities. 18. The pork and lamb harvesting facility will have no more than eight (8) employees. 19. The poultry harvesting facility will have no more than thirteen (13) employees. 20. Any change in the type, or increase in the intensity, of use of the harvesting facilities beyond that shown on the conceptual plan or permitted by this Permit is prohibited; however, a new Special Use Permit Application may be submitted for consideration to change the type or increase the intensity. E:\JG\Ocala Meadows\Marion County Swine Harvesting\Conditions\Conditions TAE Edits Rev.docx Page 6 6

7 Triple Bell Farms Site Visit September 3, 25 Gated western entrance located on W. Hwy 316 Access road located west of harvesting facilities (looking south) and existing vegetative buffer to the east. Gated eastern entrance located on W. Hwy 316 Access road located west of harvesting facilities (looking north) and existing vegetative buffer to the east Northern barn proposed lamb and pork harvesting facility Internal view of the northern barn proposed lamb and pork harvesting facility 1

8 Triple Bell Farms Site Visit September 3, 25 Southern barn proposed poultry harvesting facility (organic) View of one of the existing movable chicken coops on parent property Internal view of the southern barn Poultry harvesting facility View of the existing composting area located on the northern portion of the parent property Internal view of the southern barn Poultry harvesting facility View of the existing Triple Bell Farms office located on site 2

9 Triple Bell Farms Site Visit September 3, 25 View of neighboring residential properties located south of Triple Bell Farms on the south side of W. Hwy 316 3

10 151006SU NW 185TH ST NW 141ST AVE NW 144TH AVE Aerial W HWY 318 NW 120TH AVENUE RD T 1ST C NW 14 NW 171ST PL NW 168TH PL Subject Property NW 160TH ST W HWY 316 NW 148TH LN NW 1 45TH ST Source: Esri, DigitalGlobe, GeoEye, i-cubed, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AEX, Getmapping, Aerogrid, IGN, IGP, swisstopo, and the GIS User Community Miles

11 NW 114TH AVE 56 NW 160TH AVE 08 NW 165TH ST 02 NW 160TH AVE Use per MC Property Appraiser Single Family Res 50-69/ Agricultural 00/10/40/70 Vacant 71 Church 02 Mobile Home 06-07/11-39 Commercial Industrial Public 82 Recreation 03-05/08 Multi-Family 77 Club/Lodge/Union Hall NW 150TH AVE Subject Property 00 NW 148TH LN OWNER: AGENT: Existing Land Use Designation PARCEL(S): LOCATION: 00 NW 182ND LN NW 141ST CT NW 141ST AVE 64 1 inch = 3,333 feet NW 133RD COURT RD W HWY NW 171ST PL NW 168TH PL W HWY NW 120TH TERRACE RD NW 165TH ST NW 122ND TER NW 170TH ST NW 167TH PL NW 160TH ST NW 116TH TER NW 115TH CT NW 112TH CT TRIPLE BELL FARMS, LLC W. JAMES GOODING III W SR 40, US HWY 441, W HWY 318 Subject Property on left at: W Hwy SU NW 112TH AVE Legend The information shown hereon is compiled from the best available sources and for use by the County offices only. This data should not be used for surveying or land transfer of any type. All Amendments Rural Land (1 du/10 ac) Urban Residential (8-16 du/ac) Employment Center (0-12 du/ac; FAR 2.0) Policy 1.20 _ Low Residential (0-1 du/ac) Medium Residential (1-4 du/ac) High Residential (4-8 du/ac) Rural Activity Center (0-2 du/ac; FAR 0.35) Rural Community (0-3 du/ac; FAR 0.70) Commercial (0-6 du/ac; FAR 1.0) Commerce District (N/A; FAR 2.0) Public (N/A; FAR 1.0) Preservation (N/A; N/A) Municipality

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