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ANALYSIS Background On September 24, 2018, Code Enforcement No. EN-1800411 was initiated at the project site for grading an elevated pad without proper grading permits, installing cargo containers without the benefit of a permit, and Recreational Vehicle storage in the General Agriculture,40-acre minimum (AG-40)zone.The applicant has obtained grading permits for the elevated pad. The parcel is located within the Federal Emergency Management Agency Designated Flood Hazard Area designated as Zone AE and the 100-year flood elevation is approximately 22-feet NAVD 1988. If the project is approved, all of the proposed development will be required to be elevated. On December 18, 2018, this Use Permit was deemed complete for processing. The original project description included a request for up to 3,000 chickens, as well as a proposal for an animal processing facility. This project was originally scheduled to be heard at the February 6, 2020, Planning Commission. Right before the Planning Commission hearing date, the Community Development Department (CDD) received comments from various property owners and a representative of Reclamation District 2058 requesting additional time to review the potential environmental impacts of the project. After reviewing the comments, CDD requested that the Planning Commission continue the project to a date uncertain in order to address the concerns raised by the letters.The continuance was granted and CDD worked diligently with the applicant to revise the project to address the concerns of the public and agencies. The project was subsequently heard at the August 20, 2020, Planning Commission meeting. The Planning Commission directed staff to work with the applicant's team to address the Commission's concerns regarding adequate staffing of the facility, the shelter of chickens, the size of the chicken pens, and the storage and removal of collected manure. The project was modified and now proposes to hire three (3)full time employees, and two (2) part time employees to manage the daily activities on-site. The applicant has reduced the number of chickens from the previously proposed maximum of 1,500 chickens to a maximum of 1,000 chickens. The applicant also reconfigured the chicken enclosure and increased the size of the enclosure from 6,000 square feet to 19,000 square feet. Additionally, the applicant has added a proposed 100 square foot, covered, four (4) sided building for the storage of manure. The applicant proposes to collect manure twice a week from the animals and store it in the enclosed building, and then take it to an approved disposal facility a minimum of once per week. This information is included in a revised Manure Management Plan (MMP) that was submitted for review to the Environmental Health Department (EHD), and has been approved. This project is required as a condition of approval to operate consistently with the approved MMP. The animal processing operation remains unchanged from the original proposal. Project Level Approval This project proposes to establish two separate uses. The first use, animal processing, is classified as the Agricultural Processing-Food Manufacturing use type, which may be conditionally permitted in the General Agriculture, 40-acre minimum (AG-40) zone with an approved Use Permit application. The second use, a chicken farm, is classified as the Animal Raising-Small use type, which may be conditionally permitted in the AG-40 zone with an approved Site Approval application. Development Title Section 9-220.7 states that projects that require more than one (1)type of application may be processed concurrently, and the Director shall determine the sequence for action by the Review Authorities. In this case, the Site Approval component for the project is subordinate to the Use Permit component; therefore, this project is processed under the Use Permit application procedure. The applicant also states that he will have a variety of other livestock, such as cattle, sheep and goats. These animals will be located on the remainder of the parcel and will graze outside of the chicken enclosure. A land use permit is not required to have cattle, sheep and goats on a parcel of this size pursuant to Development Title Tables 9-605.2 (Uses in Agricultural Zones) and 9-1045.3 (Animal Standards). Flood Zone As discussed above, the project site is in the AE flood designation. As a result, any new buildings constructed in the flood zone must be elevated a minimum of 22 feet above grade on an elevated pad. As a condition of approval, the Department of Public Works will require that all new construction and the Planning Commission Staff Report, PA-1800316 (UP) 5