Council reviews conditional permit for stable at 2251 Ross Drive after planning commission recommendation and neighborhood protest

On Dec. 9, 2024, city planning staff presented Use Permit Review (UPR) 2024-001, an application by property owner Angelica Gill for a conditional use permit to operate a stable for combined care of horses on a 5.09-acre agricultural-zoned property at 2251 Ross Drive in Newcastle.

Janine Greenlee, city staff, explained that the property is approximately 5.09 acres and zoned agriculture; the Newcastle 2040 comprehensive-plan future land-use map designates the parcel as “serve suburban residential” in the staff presentation. Under the agriculture district code language staff cited, a combined-care stable (a dry-lot or stall-based operation where horses are confined and supplementary fed) is allowed by conditional use on tracts of 10 gross acres or less with evaluation of setbacks, structure size and surrounding conditions. Staff said the applicant requested allowance for up to 10 horses and 7 steers under the combined-care arrangement to reduce per-animal lot-area requirements.

Staff explained the history leading to the application: in June 2024 the city received a complaint that the number of livestock on the property exceeded the limits for the parcel. During follow-up, staff identified multiple horses, goats and cattle; the applicant subsequently removed the goats, and the application was submitted to regularize the operation under UPR 2024-001. Planning Commission recommended approval by a 4-0 vote. Staff told council that notice went to properties within 400 feet and that 20 property owners were contacted; the planning-area protest signatures amounted to 70% of the notification area, which, under the city's rules, requires a majority vote by council to approve the conditional use permit.

In describing site layout and mitigation, staff said the stable was sited roughly: the stable location is about 374 feet from the nearest property to the north, about 324 feet to the nearest property to the south and about 225 feet to the nearest property to the east; the west side adjoins vacant agricultural land. Staff said the stable has individual paddocks (seven paddocks totaling about 100,400 square feet by staff account in the presentation), a lighted, blocked arena with shielded, full-cutoff fixtures to reduce glare and spill, automatic fly spray, weekly off-site manure removal, and a walking carousel intended to reduce trampling and dust. Staff stated the stable structure’s setbacks meet district requirements (staff noted the stable was 19 feet from the south property line with a 17-foot minimum requirement) and reported the structure size in the staff presentation.

Council members asked clarifying questions during the presentation: one council member asked how many stalls the building contains; staff first said the plan showed seven stalls and then corrected to eight stalls. The same staff presentation gave a square-foot figure for the structure (transcript references show “39,100” or “39,100 square feet” in the staff narration); council questioned whether all animals must be in the stall at once, and staff said horses may be in the arena, in pasture, or in stalls at varying times.

Staff recommended approval of UPR 2024-001 and asked council if it had questions. The applicant, Angelica Gill, was present. The transcript excerpt ends during council questioning and staff answers; no final council vote on UPR 2024-001 is recorded in the provided excerpt.

Ending: The item will return for council action if council chooses to move to a vote; planning commission recommended approval and staff recommended approval with the mitigation measures described in the staff report.