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Analysis Background The applicant, Ramon Guerrero, is proposing to establish a 900-square-foot private slaughterhouse to be used for slaughtering cattle, hogs, and goats for use in the owner's restaurants. The Use Permit also proposes to legally establish the keeping and raising of the following animals: 12 pot belly pigs,°i;217 fowl (pheasants,doves,cornish hens,ducks,and chickens),and 23 ratites. The Planning Commission initially heard this application at its meeting of August 13, 1998. After considering all written and oral testimony,there was a motion and a second to approve the Use Permit. However, this motion failed by a 3-2 vote. No other motions were made;therefore,the Use Permit was denied. On August 24, 1998,the applicant,Ramon Guerrero,filed an appeal of the Planning Commission's denial of the project. On October 20, 1998, the Board of Supervisors heard the appeal and voted 5-0 to refer the matter back to the Planning Commission to impose conditions, directed the applicant to submit a revised Site Plan within 120 days, and, after the Planning Commission's action, to send the matter back to the Board of Supervisors for hearing. The Board of Supervisors also concluded that the revised Site Plan would be required to show the slaughterhouse relocated as far to the north on the subject parcel as possible and that access to the slaughterhouse be off of a driveway separate from the neighbor's driveway. On February 24, 1999,the applicant submitted the revised site plan,which incorporated the revised driveway access and relocation of the slaughterhouse, as directed by the Board of Supervisors. The revised application materials also included a change in the number and type of animals to be slaughtered daily: from one to two cattle per day to two to six cattle, goats, or hogs per day. The hours of daily operation are also proposed to be from 7:00 a.m. to 6:00 p.m., instead of from 8:00 a.m. to 5:00 p.m., and up to four employees are now proposed instead of the original one to two. The revised application was referred out to agencies and neighbors for comment,and a new Initial Study was prepared. Neighborhood Opposition As a result of the initial application referral, 10 letters in opposition and two petitions containing seven signatures were received from neighbors. The opponents have raised the following issues: unpleasant odors and sounds from the slaughtering of animals, decrease in property values, flooding, increased traffic, flies,impacts to ground and surface water,should be located in a commercially zoned area,and the security of cattle on neighboring properties. Three additional letters in opposition were received as a result of the referral of the revised site plan and application material. The concerns stated in the three new letters are the same as in the letters received when the application was initially processed. San Joaquin County UP-98-61Guerrero Community Development -19-