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Analysis Background The project site was previously used as a poultry farm known as Hayres Egg Farms, Inc. Hayres Egg Farms abandoned the non-conforming use, and the applicant purchased the property and resumed the use without benefit of the necessary permit. While the applicant is under enforcement, there are currently no animals on the site. Site Approval applications are normally reviewed at staff level with notification. However, because the project has generated a large amount of neighborhood opposition, the Community Development Department has referred the application to the Planning Commission. Land Use The parcel has two(2) 15,000-square-foot existing chicken barns and a single-family residence. The remainder of the ten(10)acre parcel is planted in almond trees. The property to the north is being farmed. The eastern and southern properties contain single-family residences. The residence to the west is located 1,100 feet from the project site and has frontage on the State Route 99 East Frontage Road. Water Qualituand Waste Discharge Requirements The applicant is proposing to have"free-range"birds as opposed to housing the birds in cages, as is typical with egg production facilities. The Environmental Health Department(EHD)and the Central Valley Regional Water Quality Control Board(CVRWQCB)concur that"free-range" birds kept on bedding (typically straw or rice hulls)is more effective in controlling odors and flies. Because the birds will not be in cages, the barns will not require flushing or scraping to remove manure but rather changing of the bedding periodically. Lagier Ranches, Inc., located in Escalon, has stated that the operation intends to use some, if not all, of the chicken manure for the production of agricultural fertilizer. Further details regarding the disposal of the . bedding and manure will be addressed in the manure management plan. The two(2)ponds shown on the site plan are no longer going to be used. The EHD is recommending as a condition of approval that a manure management plan, outlining the handling of all bird wastes and incorporating vector control measures, be submitted and approved prior to final occupancy. It is recommended that the applicant file a Waste Management Report with the CVRWQCB and that the EHD and CVRWQCB review and approve the Waste Management Report prior to issuance of a building permit or final occupancy approval. The EHD is recommending as a condition of approval that a soil suitabilitytnitrate loading study be conducted to determine that the area is suitable for septic tank usage. in addition, the EHD is requiring that the three(3)monitoring wells be installed under permit and inspection. Installation of the wells will need to reflect at least one(1)well up-gradient and two(2)wells down-gradient of the underlying aquifer. Yearly monitoring of the well's nitrate levels will be required and the results submitted to the EHD. San Joaquin County PA-02-61Khan Community Development page 3