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Analysis <br /> Background <br /> In 1992, the Community Development Department approved a Minor Subdivision (MS-92-04) to create a <br /> 3.35-acre parcel and a 16.65-acre parcel. The applicants currently live on the 3.35-acre parcel and are <br /> proposing to establish the boarding facility on the 16.65-acre parcel. There is an existing farm labor mobile <br /> home (MF-00-04)and covered arena with stalls (BP-0301326) on the larger parcel. <br /> Special Events <br /> The applicants originally proposed to conduct special "horse events' on the property. The applicant has <br /> since withdrawn this request and states that the stable will not host any special horse events. If the <br /> applicant chooses to conduct large-scale outdoor events in the future, an Improvement Plan for a Special <br /> Event is required. In the AG zone, the Development Title permits up to four Special Events per year with <br /> an approved Improvement Plan. <br /> Parking <br /> Development Title Section 9-1015.3 states that commercial stables require 0.67 parking spaces per 1,000 <br /> square feet of building space and 0.67 spaces per employee. The applicant states that the facility will be <br /> run by the owners who live on an adjacent site and that there are no additional employees. As a result, a <br /> total of ten (10) parking spaces will be required. The farm labor mobile home already has an area <br /> designated for parking and has not been included in the computation of the number of required parking <br /> spaces. <br /> Surfacing <br /> Development Title Section 9-1015.5(e) states that all permanent parking lots (which include parking <br /> spaces, driveways, and maneuvering areas) in all zoning districts shall be surfaced and permanently <br /> maintained with asphalt concrete or Portland cement concrete to provide a durable dust free surface. <br /> Ingress and egress areas that connect to a paved road or highway shall also be surfaced and <br /> permanently maintained to provide a durable and dust free surface. Bumper guards and/or wheel stops <br /> shall be provided when necessary to protect adjacent structures or properties. The area designated on <br /> the site plan for trailer parking may be surfaced with gravel and the horse unloading area may be <br /> surfaced with grass to prevent the horses from slipping. <br /> Letter of Concern <br /> The Community Development Department has received one (1) letter of concern from an adjacent <br /> neighbor in regards to the proposed stable. The neighbor is concerned about the number of animals <br /> permitted, flies and odors associated with animal waste, trespassing on adjacent properties and the <br /> construction of buildings without a permit. As a condition of approval, the applicant is limited to boarding <br /> a maximum of twenty-five(25) horses. This limitation does not apply to the applicant's horses. The <br /> Environmental Health Department(EHD) is requiring as a condition of approval that the applicant submit <br /> a manure management plan for review and approval by the EHD. This approved manure management <br /> plan will ensure that the number of animals per acres is consistent with appropriate waste management <br /> practices. This condition is expected to mitigate any potential air quality impacts to less than significant. <br /> The trespassing issue is a civil matter between the applicant and the adjacent owners. The Use Permit <br /> does not regulate trespassing. The Community Development Department confirmed that the existing <br /> buildings on the project parcel have all been constructed with appropriate building permits. <br /> San Joaquin County PA-03-5651Todeschini <br /> Community Development Page 3 <br />