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Analysis Background For the past several months, the applicant has been operating a commercial stable at the subject site without benefit of the required permits. The applicant is proposing to utilize an existing vacant stable as a commercial stable for boarding and training horses. The facility consists of a covered arena and 16 indoor stalls located in the building in the southwest corner of the site, three outdoor arenas, two corrals, one 15-foot by 50-foot barn to be used for storage, one 80-foot by 95-foot barn to be used for storage and to house horses, a shop, a horse walker, a mobile home, and a 17-acre pasture to be used as an open riding area. The facility will be open daily from 8:00 a.m. to 5:00 p.m. No employees are anticipated, as the owner/applicant will be operating the stable. Parkinq There are currently 7 unpaved parking spaces on the site, including one handicap space. The Development Title requires that a minimum of 6 parking spaces be provided, including one accessible space. The Development Title also requires that the parking spaces, driveway, and maneuvering areas be surfaced with asphalt or concrete. Other areas of the site used for loading and unloading horses may be surfaced with a softer dust-resistant surface such as gravel. Setbacks The Development Title (Section 9-1045.5) requires that animals shall not be kept in barns or similar structures within 40 feet of a rear or side property line. From the Site Plan submitted by the applicant, the 80-foot by 95-foot barn appears to be closer to the side property line than the required 40 feet if animals will be kept inside. The applicants have stated that they will use the stalls within this stricture outside of the 40-foot setback for housing horses. The stalls located within the 40-foot setback will be converted to storage. As a point of information, the side yard setback in the AG zone is 10 feet, which the barn meets. Neighborhood Opposition One letter with seven signatures was received from neighbors in opposition to this Use Permit request. Specifically, the neighbors are concerned with dust being generated from horses being ridden and worked in the large arena next to Jahant Road. In response to this concern, Condition No. 11. is being recommended, which requires that the applicants prepare and implement a dust control plan prior to initiation of the use. San Joaquin County UP-97-17\Sanchez Community Development Page 5