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4.4(4 <br />In staff's opinion, "retreats or camps" in rural areas need to be natural resourced <br />based with the major attraction being some type of natural feature or agricultural <br />character. In more urbanized areas, it is logical to expect a greater concentration <br />place of assembly type uses with more man made recreational amenities, such as is <br />common at resorts and convention facilities. In this particular instance, the applicant <br />is proposing a 7,800 sq. ft. assembly hall and separate recreation hall and large pool. <br />These features are more indicative of a more urban type of development, and are not <br />consistent with maintaining the rural character of the subject 16 acre site. Staff <br />considered these factors during its evaluation of this apphcation under the general <br />special exception use criteria. <br />The following general special exception use criteria apply to all special exception uses. <br />A. The Board is empowered under the provisions of Chapter 971 to review special <br />exception use applications. <br />Note: The Board is authorized to review and take action to approve, approve with <br />conditions, or deny this special exception use application <br />B. The Board must determine whether or not granting the special exception use will <br />adversely affect the public interest. <br />Note: In order to evaluate effects on the public interest, the following functions need <br />to be reviewed: access to the property, off-street parking utilities, effects on <br />adjoining property and the general area, screening and buffering, setbacks, signage, <br />and any specific criteria related to the proposed use. <br />Through the site plan design and the 12th Street paving and escrow conditions <br />previously described in this report access to the property and provision for parking <br />are adequately addressed. Compliance with utilities environmental health, and fire <br />protection requirements also appears to be possible if the proposed alternative and <br />on-site systems are used and properly maintained over time. Were this project located <br />inside the urban service area, however, then long term compliance would be ensured <br />by connection to public water and sewer utilities. <br />Due to the proposed intensity of the project and layout of building and active open <br />space areas the project's effects on surrounding properties and the general area will <br />be negative. In addition, no special buffering or significant setbacks are proposed <br />Such setbacks and buffers could be more effectively established on a larger site. <br />Overall, the proposed use and design will not retain the subject property's rural <br />character. This is important because one of the purposes of the agricultural zoning <br />districts is ` ...to permit activities which require non -urban locations and do not <br />detrimentally impact lands devoted to rural and agricultural activities." Since the site <br />would not retain its rural character at build -out the existing proposal is not consistent <br />with the purpose of the agricultural districts <br />Staff acknowledges that there are other types of special exception uses allowed in <br />rural areas (e.g. churches, schools, telecommunication towers) that do not necessarily <br />retain a rural character. Such uses, however, can serve and be used by residents in <br />the surrounding area and, therefore, can fit in to a rural area. This is especially true <br />for schools, which are required to locate on major roadways and at the edge of or <br />November 5, 2002 <br />75 <br />1 <br />