Washoe County Board of Adjustment WSUP17-0007 (Star St. Farms Stables) Washoe County Board of Adjustment August 3, 2017

Background The 9.58-acre subject site is located at the terminus of Cantlon Ln (dead end cul-de-sac). A commercial stable has been operating at the site since June of 2001 Originally approved by Administrative Permit case number AP12-8-99 This AP approval expired due to the failure to maintain a business license

Background Under current code, the Commercial Stables use type now requires approval of a SUP (not an AP) Owner needs approval of a new SUP to re-establish the use / obtain a business license The original use permit allowed a maximum of 19 horses and prohibited special events New SUP is requesting to board up to 34 horses and host small, members only, training clinics

Background Current owners purchased the property and stable business in February 2016 Applicant has been operating a commercial stable business since 2004 (at different location) All necessary infrastructure, utilities, and facilities already exist No new construction is proposed. Several other established commercial stables are operating in the vicinity (one abuts property)

Existing Site Conditions The surrounding area is typified by large lot (+10-acre) residential uses with irrigated pasture Entire perimeter of property is enclosed by electrified white vinyl 3 rail equestrian fencing The property includes a legally permitted detached accessory dwelling (DAD) – used as a caretakers quarters There is no signage advertising the business and no outdoor lighting is used

Existing Site Conditions Existing facilities at the site include: 28,497 square foot stable and riding arena; 2,720 square foot barn/stable; 2,040 square foot barn/stable; an open air riding arena; a 68 foot diameter pole electric horse walker; various fenced turn-out pasture areas with shelters; training/rehabilitation areas; and, a small office and meeting room with one bathroom

Existing Site Conditions

Existing Site Conditions

Site Plan Parking Riding Arena/Stables DAD and Barn Main Dwelling

Arena/Stable Floor Plan

Project Evaluation Commercial stables use type is a commercial use that is allowed in certain residential regulatory zones The use type is classified as Animal Sales and Services and is defined as follows: Commercial Stables. Commercial stables refers to boarding or raising of three (3) or more horses, but excludes horses used primarily for agricultural operations which are classified under animal production. Typical uses include commercial stables, riding clubs and riding instruction facilities.

Project Evaluation Setbacks and zoning: All existing structures comply with setbacks HDR zoning and majority of adjacent zoning is also HDR

Project Evaluation The main 28,497 square foot stable and riding arena currently contains 20 stables The 2 additional, recently constructed barns will accommodate 8 boarding stalls each (for 16 total) Total of 36 stalls exceeds the requested 34 Property also includes the owners personal horses Number of personal horses present at any one time varies from between 4 to 10 horses (train and sell) Condition of approval limiting commercial stalls to 34

Project Evaluation The facility will operate 7 days a week Planned hours of operation: 9 a.m. to 7 p.m. during summer, spring and fall; 9 a.m. to 4:30 p.m. in the winter The owners/operators live on site continually monitoring and operating the facility No outdoor lighting will be used for operations Signage is not proposed

Project Evaluation In addition to the owner’s training activities and lessons, there will be 2 additional trainers This training is conducted Monday through Friday Owner offers periodic “training clinics” to small groups of members only (10 or less – COA) Participants compare skills against one another Clinics are not advertised competitions or special events open to large numbers of riders or the public

Project Evaluation Animal waste and welfare: Manure professionally disposed of on weekly basis Kept in an enclosed dumpster/manure control system that keeps flies and pests to a minimum No prolonged contact with the ground / soil Dust is mitigated by a watering truck, when necessary (also recently planted pasture grass Operation is required to obtain and maintain in good standing an annual air quality permit Commercial Animal Welfare permit required

Analysis – Access and Parking Primary access to the site is provided by either Andrew Ln or Rhodes Rd. (narrow w/open ditch) Cantlon R. stems from Rhodes Rd. and only provides access to 4 large parcels Adequate parking exists on site, but is not paved, striped, or lighted Applicant is requesting the Board vary code standards (no paving or landscaping – will stripe) Handicapped parking/signage will be added (COA)

Analysis – Access and Parking

Analysis – Landscaping Required landscaping plan not provided by applicant No buffering elements exist (except fence) Significant amount of existing vegetation and grass pasture scattered throughout the site Applicant is requesting the Board vary landscaping standards/allow use of existing vegetative elements Site is not visible from a public road and is very large Applicant proposing to plant trees along perimeter fence spaced 20 feet (COA for north and east line)

Analysis – Water and Sewer The property is served by a domestic ground water well and a 3,000 gallon septic system The operation will require stand-alone ground water rights to support the commercial activities (COA) Amount not yet determined (business license) – proof of held rights to be supplied by applicant Health District comments regarding adequacy of septic system (NDEP) and water facilities received too late for inclusion as conditions; however, Can be addressed during review of business license

Analysis – Fire and EMS Fire requires compliance with the International Wildland Urban Interface Code (Chapter 60) Riding arena has a fire sprinkler system Property sheltered horses displaced during the Little Valley fire Ample trailers and evacuation options in event of wildfire EMS reviewed and had no comment based on lack of special events and size of training clinics

Reviewing Agencies Washoe County Community Services Department Planning and Development Division Engineering and Capital Projects Division, Land Development Engineering and Capital Projects Division, Traffic Water Management Planner Coordinator Truckee Meadows Fire Protection District Washoe County Health District Emergency Medical Services Program Environmental Health Services Division Air Quality Management Division Regional Animal Services Regional Transportation Commission

Reviewing Agencies 4 of the 12 reviewing agencies provided comments Engineering land development, traffic engineering, and RTC had no comment Environmental Health comments received too late (address during business license approval) – NDEP approval of septic (commercial use) Number of employees and visitors – water system Waste management plan Conditions of Approval from each agency are attached as Exhibit A to the staff report

Citizen Advisory Board/Public Comment The South Truckee Meadows/Washoe Valley Citizen Advisory Board (STM/WV CAB) voted unanimously to recommend approval of the project (July 13 mtg) No significant discussion or concerns – CAB minutes attached as Exhibit E Staff has received 2 public comments citing concerns about speeding on area roads (by clients going to and from the various stables in the vicinity) – more Rhodes Rd. and Andrew Ln. are snow plow routes – speed bumps cannot be installed (Sheriff enforce)

Required Findings WCC Section 110.810.30, Special Use Permit Findings: Consistency with Master Plan Adequate Improvements Site Suitability Issuance Not Detrimental Effect on Military Installation)

Required Findings Staff analysis of required findings is provided in the staff report starting on page 15 Staff is able to make all of the required findings and is therefore recommending approval

Staff Recommendation Those agencies which reviewed the application recommended conditions in support of approval of the project or provided no comments Staff has not received any complaints about the previous operation of the facility and the use is compatible with other uses in the area Therefore, after a thorough analysis and review, Special Use Permit Case Number WSUP17-0011 is being recommended for approval with conditions.

Possible Motion I move that, after giving reasoned consideration to the information contained in the staff report and information received during the public hearing, that the Washoe County Board of Adjustment approve Special Use Permit Case Number WSUP17-0011, with the Conditions of Approval included as Exhibit A for this matter, including the variance of landscaping and parking requirements as authorized by 110.810.20(e), for Star Street Farms Stables, having made all five findings in accordance with Washoe County Code Section 110.810.30:

Questions? Board of Adjustment action will be effective 10 calendar days after the written decision is filed with the Secretary to the Board of Adjustment and mailed to the applicant, unless the action is appealed to the Washoe County Board of County Commissioners, in which case the outcome of the appeal shall be determined by the Washoe County Board of County Commissioners. Any appeal must be filed in writing with the Planning and Development Division within 10 calendar days after the written decision is signed by and filed with the Secretary to the Board of Adjustment, and mailed to the applicant.