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i i Analysis Background This stable is for the raising, training, and breeding of a small number of western sport horses for reining competitions throughout the United States. The applicant is moving to the United States to live on the project parcel and therefore she expects that most of the boarded horses will have European owners. No events open to the public are planned for this site. No competitions are planned for this site.There will be up to six training clinics per year for owners of the boarded horses. Each clinic will have a maximum of twelve participants. The break room, kitchen, restrooms, and staging area are for use by the owner, her two employees, and customers only. The site is not open to the general public.No Special Events such as a rodeo are planned- Surfacing lanned_ Surfac, ing The applicant submitted a request for a parking modification for an alternative surfacing material for the parking areas. The letter states, "the required paved surface can present a safety issue with the horses as they typically wear metal shoes and on a hard surface this combination can be slippery. A more appropriate material would be a 314-inch rock compacted over a prepared sub grade. The proposed ADA parking would still comply with the current planning code." Development Title Section 9-1015.9 states that the parking requirements may be modified in cases in which, due to the unusual nature of the establishment proposed or the development proposal submitted for it, the requirements may be considered insufficient or excessive. Because this stable is a training facility where the owners of the boarded horses are not expected to visit daily or weekly, the long driveway(flag lot), and the nature of the use, the Community Development Department recommends granting the surfacing modification. The accessible space and pathway must meet building code requirements. Council of Governments San Joaquin County is a signatory to the San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP). Participation in the SJMSCP satisfies requirements of both the state and federal endangered species acts, and ensures that the impacts are mitigated below a level of significance in compliance with the California Environmental Quality Act (CEQA). Although participation in the SJMSCP is voluntary, if applicants choose against participating in the SJMSCP, they will be required to provide alternative mitigation in an amount and kind equal to that provided in the SJMSCP. The applicant has chosen to participate. Neighborhood Opposition The Community Development Department received one letter of opposition regarding this project. The letter has concerns regarding the size and type of the facility, restrooms, the staging area, fire hazards, special events and the number of people attending the events, and traffic volume_ Commercial Stable Development Title Table 9-605.2 states that commercial stables may be conditionally permitted in the AG- 40 zone with an approved Use Permit application. Development Title Section 9-115.565 states that a commercial stable is a facility for the boarding, training, and exercise of seven (7)or more horses. San Joaquin County PA-11000131Burkart Community Development Page 3