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ANALYSIS Background On May 7, 2019, the Community Development Department opened Enforcement Case Nos. EN- 1900173, EN-1900174, and EN-1900175 for operating a commercial stable facility without a land use permit. Three (3) enforcement cases were opened because the facility encompasses three (3) separate legal parcels. On June 5, 2019, the applicant applied for the subject Use Permit application to bring the stable into compliance. The proposed project will primarily utilize existing structures, which were built with permits for private use. These structures will be converted to commercial use with a building permit. The shade structures built without the benefit of permits must come into compliance by obtaining all applicable building permits. Because this application is a result of an ongoing open enforcement case, the project will continue to be monitored by the Planning and Code Enforcement Divisions in order to ensure the project site either complies with the Use Permit requirements or otherwise ceases operation. Operations The stable operates seven (7) days a week, and is open to customers from 8:00 a.m. to 5:00 p.m. The applicant states the facility has four (4) employees, and serves approximately five (5) customers per day. The stable will host up twelve (12) clinics, for a maximum of ten (10) attendees, per year (one [1] per month). Merger The project site spans three (3) separate legal parcels. However, all structures related to the commercial stable are located on one (1) parcel (APN: 053-070-07). This stand alone parcel can also accommodate all necessary improvements. As a result, a Merger or Lot Line Adjustment is not required as a Condition of Approval. Parking The applicant has requested a parking modification to allow for a reduction in the number of required parking stalls, and to waive the requirement to stripe the parking stalls. Pursuant to Development Title Section 9-1015.3(b), 0.67 parking spaces are required per 1,000 square feet of building and 0.67 parking spaces are required per employee for the Stables - Commercial use type. As a result, a total of forty-two (42) parking spaces are required for this application. The applicant has requested to reduce the number of required parking stalls to twenty-five (25) based on the limited scope of current operations. The project proposes boarding a maximum of thirty (30) horses, and anticipates up to five (5) customers daily, with monthly clinics with a maximum of ten (10) attendees. Additionally, there is adequate open space to accommodate overflow parking areas, if necessary. Pursuant to Development Title Section 9-1015.5(d) all parking stalls and directional arrows shall be delineated with paint. The applicant has requested to waive the requirement for striping because the striping can cause issues for horses. Specifically, horses may attempt to jump over striping, which, if located on asphalt and/or concrete can severely injure horses. Planning Commission Staff Report, Item #2 12/19/2019 — PA-1900129 (UP) 5