Calaveras planning commission delays decision on 4 Horse Ranch permit, asks staff for manure‑management criteria

The Calaveras County Planning Commission on March 13 continued review of a conditional use permit application from Jeremy and Lynette Smith Covey for 4 Horse Ranch, a private equestrian facility at 2911 Patriot Way in Burson. The commission voted to continue the item to a date certain for staff to return with clear criteria for a manure‑management plan and related conditions; the motion passed unanimously at the hearing.

Why it matters: The application seeks to legalize a long‑running, privately operated equestrian program that provides lessons, therapeutic equine work and limited events for invited clients, including at‑risk youth. Neighbors say the operation has produced nuisance conditions (flies, dust, stacked manure and parked vehicles blocking an access easement). Supporters testified the ranch provides services for foster and disadvantaged youth and is a local tourism and community asset. The commission suspended a final decision and asked staff to coordinate technical standards with Environmental Management and Public Works so the county can make enforceable conditions intended to reduce odors, flies and runoff.

Staff said the project was filed under the previous Title 17 zoning code and is therefore evaluated under those provisions. "This application was deemed complete under the old zoning code and is therefore subject to it, and not the current code," said Madeline Flandro, senior planner, in her presentation. The applicants requested a conditional use permit to recognize an existing private equestrian facility and to allow operations the staff report described as: up to four lessons per day; equine education and therapy sessions for invited clients (approximately two to five clients daily) with one to six adult chaperones/volunteers or employees; and up to three private birthday parties per year with a maximum of 25 invited guests.

Parcel and regulatory background: The subject parcel (APN 048‑009‑052) is roughly 20 acres and is accessed from Patriot Way, a private road and public utility easement off Highway 12. Staff said the parcel contains a single‑family residence, multiple fenced pastures, one arena and several storage shelters. The county prepared an initial study that was circulated in fall 2024 and later…