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Item No. 3 PC: 9-16-93 UP-93-12 Page 4 AREA/NEIGHBORHOOD COMPATIBILITY: Land Use: This site is bounded on the north and west by Bear Creek. Across the creek is open agricultural land. To the east and south are residences on lots of approximately one acre each. Potential land use conflicts include odors, flies, and dust. Two letters in opposition (attached) were received from surrounding property owners. These letters raised issues regarding odors, flies, dust, and traffic. Odors and Flies: Public Health Services is requiring a manure management plan. Also, Section 9-1045.7[b] of the Development Title requires that animal enclosures be maintained free from litter, garbage, and excessive accumulation of manure and that the premises be maintained in a neat and sanitary manner. Even with an approved manure management plan in place, seven horses will produce some odor and flies. However, if the stable is operated in accordance with an approved manure management plan and applicable ordinance requirements, the odor and flies will not be significant. Dust: It is not expected that the boarding of seven horses will create a significant amount of dust. However, the San Joaquin Unified Air Pollution Control District has indicated that they have rules regarding dust emissions from commercial facilities. If dust travels off the site and creates a nuisance for a neighbor, the neighbor can call the district and ask for an air pollution engineer to visit the site. If the engineer determines that the project is creating a nuisance or exceeding dust opacity requirements, enforcement actions can be taken by the district. The district noted that dusty areas should be sprayed with water. Access/Parking/Traffic: An existing circular driveway provides access to Jack Tone Road. Sufficient space exists for parking, maneuvering, loading, and unloading. An existing fence and gates are not shown on the site plan. If the gates are not already set back 30 feet from the front property line, as required by the Development Title, then the gates shall be set back 30 feet on the Site Improvement Plans to allow for customers to pull off the highway before stopping to open the gates. The existing lightly graveled surface is suitable for light automobile traffic and use by horses. A residence typically produces 10 trips per day. This project is not likely to increase traffic by more than 20 trips per day and will not significantly impact local traffic. HAZARDS: Flood: �' This site is within the FEMA 100-year flood fringe, Zone A10. No new structures are proposed.