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Restrooms The site plan indicates separate men's and women's public restrooms. These restrooms are required pursuant to the 2010 California Plumbing Code Section 412.3. Development projects in the AG-40 zone may use a private septic system. The system will be constructed under,permit. The size and location of the septic system and leach field will be approved and permitted by the. Environmental Health Department. Staging Area The site plan indicates a staging area. The staging area will be used to prepare the horses for training and riding, grooming of the horses, and preparing them for return to their stalls. The staging area is not for entertainment or public events. Fire Hazard The site plan indicates a 24,864 square foot structure. The roof and framing material will be metal. The building must met all ordinance requirements, building code requirements, and fire code requirements. If a residence is constructed, such as Farm Employee Housing, a fire separation wall and sprinklers will be required for the residential unit. The applicant states that no hazardous materials will be stored on site. Special Events. Approval of this permit is for the boarding, training, and exercise of horses not owned by the property owner. It is not for the approval of Special Events, such as a rodeo. Approval includes accessory uses such as training clinics for the owners of the boarded horses. The applicant has no current plans for any Special Events.A property owner may apply for up to four Special Events per calendar year. Traffic The Community Development Department sent a referral to the Department of Public Works on January 28, 2011. The Department of Public Works responded in a memo dated February 22, 2011. The Public Works Department determined that the project would generate fewer than 50 trips per any single hour, which is the threshold for requiring a traffic study. The applicant estimates that the project would produce seven trips per day when the facility is operating at maximum capacity. Of this total, employees are expected to produce fewer than four trips per day. There are recommended conditions of approval for an encroachment permit, a Traffic Impact Mitigation Fee, and a Regional Transportation Impact Fee. The access point for this project is a 600 foot long driveway situated between two other driveways. The driveway will consist of an aggregate base at least twenty feet wide to meet fire code requirements. Williamson Act This parcel is subject to Williamson Act contract No. 720437. Projects on parcels that are subject to the Williamson Act must be able to meet the three Williamson Act Compatibility Principles: (1). The use must not significantly compromise the long-term productive agricultural capability of the subject contracted parcel or parcels or on other contracted lands in agricultural preserves. • This principle can be made because the stable will not significantly compromise the long term agricultural production of the property nor will it displace the existing agricultural use on the parcel. Development Title Section 9-1810.3(b) Uses states that, "property under contract shall be limited to those uses specified." Stables are a specified use. San Joaquin County PA-110001318urkart Community Development Page 4