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However, 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 surfacing modification is granted. 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. This project is subject to the SJMSCP and is located within the unmapped land use area. Per requirements of the SJMSCP, unmapped projects are subject to case-by-case review. This can be a 90 day process and it is recommended that the project applicant contact SJMSCP staff as early as possible. Schedule a SJMSCP biologist to perform a pre- construction survey prior to any ground disturbance. Neighborhood Opposition The Community Development Department has received one letter of opposition regarding this project. The letter has concerns regarding the size and type of the facility, special events and the number of people attending the events, and traffic volume. Please respond to the letter with a detailed response that addresses each item in the fetter. If the project is approved any proposed Outdoor Special Event(s)will require an Improvement Plan application and separate fee. The application has been tentatively scheduled for the Planning Commission meeting on March 17, 2011. The Community Development Department has reviewed Use Permit application PA-1100013 and, pending any outstanding issues, will be recommending that the Planning Commission approve the application subject to the following conditions of approval: Use Permit Application No. PA-1100013 was approved by the Planning Commission on . The effective date of approval is . This approval will expire on which is 18 months from the effective date of approval, unless (1) all Conditions of Approval have been complied with, (2) all necessary building permits have been issued and remain in force, and (3) all necessary permits from other agencies have been issued and remain in force. Unless otherwise specified, all Conditions of Approval and ordinance requirements shall be fulfilled prior to the establishment of the use and the issuance of any building permits. Those Conditions followed by a Section Number have been DC MEMO 2 PA-1100013