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The applicant has stated that there have been no rodeos held on the property. The applicant trains horses for racing. The facility has a straight, quarter-mile track with starting gates that are used for this training. The training generally takes place on Sundays. People bring their horses and race them down the quarter-mile track. The-horses practice their starts and racing against unfamiliar horses._These races help the owners determine which horses they want to enter in local races (generally northern California). Horse training is assigned to the Commercial Stable Use Type. A commercial stable may be conditionally permitted in the AG40 zone with an approved Use Permit. Boarding, training, and exercising horses are considered to be a part of a commercial stable. A concession stand (outdoor kitchen facilities with a seating area) may be accessory to a stable as long as it remains subordinate to the main use. Stables cannot charge an admission fee to watch the training or for any.other reason' Parking The Site Plan indicates ten parking spaces adjacent to the stable and another ten spaces, including one handicap accessible space, adjacent to the concession stand area. The project description also includes weekly training sessions that may.include up to twenty additional horses and 200 additional people. a The number of required parking spaces is generally determined by the Use Type assigned to the project (in this case, commercial stable). Development Title Table 9-1015.3(b) states that r 0.67 parking spaces are required per 1000 square feet of building area and 0.67 parking spaces are required per employee for the commercial stable Use Type. However, Development Title Section 9-105.9 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. The two-hundred people and twenty horses with trailers that will be on site for training days require additional parking at the rate of one (1) space per three (3) people plus one'(1) space per trailer. r Therefore, 4.7 parking spaces are required for the buildings (7;017 square feet 11000 X 0.67 spaces), 1.3 parking spaces are required for the employees (2 employees X 0.67 spaces/employee), and eighty-seven parking spaces are required for the training ([200 people X 1 space/3 people] + 1 space/trailer)for a total of ninety-three (93) parking spaces. Development Title Section 9-105.9 also permits modification of the surfacing requirements. Neither asphalt nor concrete is an acceptable surfacing material for the weekly loading and unloading of horses. Therefore, aggregate base may be used for the parking and maneuvering areas. Paving for handicap access parking and pathways may be required. The first one- hundred (100) feet of roadway adjacent to Harney Lane must be paved with asphalt over an appropriate base or Portland cement concrete. The application has been tentatively scheduled for the Planning Commission meeting on August 20, 2009. The Community Development Department has reviewed the project and responses from other agencies and, providing any outstanding issues have been resolved, will be recommending that the Planning Commission approve Use Permit application No. PA-0900151 subject to the following conditions of approval: i 2