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TOWN OF LOS ALTOS HILLS November 5, 2015
Staff Report to the Planning Commission
SUBJECT: CONDITIONAL USE PERMIT RENEWAL FOR AN EQUESTRIAN FACILITY
AND CONSIDERATION OF A GRADING POLICY EXCEPTION FOR THE
RESTORATION OF A PREVIOUSLY GRADED AREA ON THE SITE;LANDS
OF EVEN STRIDE, LLC; 13115 MAPLE LEAF COURT; FILE#270-15-ZP-SD-
CUP
FROM: Suzanne Avila, AICP, Planning Director 6, 5.1
RECOMMENDATION: That the Planning Commission:
Forward a recommendation to the City Council that the Conditional Use Permit to operate an
equestrian facility and a grading policy exception for site restoration work be approved, subject to
the Findings in Attachments 1 and 2 and the Conditions of Approval in Attachment 3.
BACKGROUND
The subject property is a 10.25 acre parcel owned by Even Stride, LLC. The property includes a
3.1 acre open space easement that encompasses the steeper portion of the parcel, and there is a
horse facility inclusive of a barn, horse arena, shed and gazebo. Surrounding properties are
developed with single family residences,with one undeveloped parcel on Maple Leaf Court(there
is a pending application for development of a new residence for this property).
On July 12, 2001 the City Council approved a Site Development Permit for a barn, arena and
exercise ring on the property. Pursuant to Section 10-1.702(d) of the Los Altos Hills Municipal
Code (LAHMC) the barn was approved as an accessory structure with the condition that the main
residence be completed within three years of the date of the issuance of the permit for the accessory
building. On March 13, 2003 the Planning Commission approved a landscape plan for the barn.
In June 2003 the property owners, Marco and Cathy Mendez, informed the Town that their plans
for the new residence were on hold and the requirement to complete the residence by July 14, 2004
would not be met. The Mendezes requested to keep their horses on the property and defer the
construction of the residence indefinitely.
On July 10, 2003, the Planning Commission considered a Conditional Use Permit (CUP)
application for operation of a commercial stable. The Commission recommended approval of the
application and the City Council approved the CUP on August 7, 2003. Conditions of approval
for that CUP are included in Attachment 4. Condition#4 requires a review of the use permit every
three years or upon transfer of ownership. Subsequently,when the property was sold in September
2014, the new owners submitted an application for review of the use permit.
Staff Report to the Planning Commission
Lands of Even Stride,LLC
November 5,2015
Page2of9
PROPOSED PROJECT
The applicant is requesting to continue operation of the barn and equestrian facilities on the
property. No new structures are proposed. However, the applicant is proposing to remove some
improvements that were installed by the previous owners,including retaining walls,stairs,decking
and a gazebo that are located above the arena. The slope will then be regraded to restore the slope
to what existed prior to construction. A grading policy exception is needed since there will be up
to four feet of fill and nine feet of cut.
The applicant submitted a detailed Facilities Management and Operation Plan that describes the
use of the property (see Attachment 5).
CODE REQUIREMENTS
Section 6-1.902 of the LAHMC specifics that the keeping of horses in a barn without a main
residence on the same parcel constitutes a commercial stable which requires a CUP.
Sections 10-1.1004 and 1 10-1.1010(1) of the LAHMC require all Conditional Use Permits to be
reviewed by the Planning Commission and City Council. The Planning Commission is a
recommending body to the City Council for this application.
LAHMC Section 10-2.301 requires a Site Development Permit for the proposed grading work.
A Grading Policy exception is required since the maximum cut and fill depths specified in the
Town's Grading Policy will be exceeded.
DISCUSSION
The applicant is requesting approval to continue operating the existing barn and equestrian
facilities (commercial stable). Although the original use permit allowed two events per year that
are open to the public, the applicant does not wish to hold any special events. The property will
remain a private facility and no boarding of horses other than those owned by the applicant is
proposed.
As noted in the Facilities Management and Operation Plan (FMOP), the owners and trainer travel
to compete in horse shows and the horses are away from the facility for almost half of the.year.
There is a description of daily operations on page 21 of the FMOP. The FMOP also includes
information about the horses, veterinary and farrier care, details on the existing facilities and
maintenance, sanitation and fire prevention and safety.
Conditional Use Permit Findings
The following findings are required in order for the City Council to renew the Conditional Use
Permit for the equestrian facility:
Staff Report to the Planning Commission
Lands of Even Stride,LLC
November 5,2015
Page 3 of 9
(1) The proposed use or facility is properly located in relation to the community as a whole, land
uses, and transportation and service facilities in the vicinity;
(2) The site for the proposed use is adequate in size and shape to accommodate the proposed
use and all yards, open spaces, walls and fences, parking, loading, landscaping, and such
other features as may be required by this chapter or, will be needed to assure that the
proposed use will be reasonably compatible with land uses normally permitted in the
surrounding area;
(3) The site for the proposed use will be served by streets and highways of adequate width and
pavement to carry the quantity and kind of traffic generated by the proposed use; and
(4) The proposed use will not adversely affect the abutting property or the permitted use thereof
Attachment 1 includes the list of findings along with facts supporting each finding.
Grading Policy Exception
A Grading Policy exception is needed for the proposed four feet of fill and nine feet of cut whereas
the policy allows only three feet of fill and eight feet of cut for an accessory building. About 2,100
cubic yards of material would be exported from the property and the grading work would not start
until after the grading moratorium ends on April 15,2016. Staff is supportive of the grading policy
exception since it is being done to restore the original topography. Recommended findings for
approval of the Grading Policy exception are included in Attachment 2.
PUBLIC COMMENT
One neighbor visited Town Hall to review the proposal and did not express any concerns. As of
the date of this report, Town staff has received no other neighbor comments.
CONCLUSION
The facility is operating in compliance with previous conditions of the approval and the applicant
is proposing not to hold special events.The proposed grading would restore a previously developed '
area of the site to its original condition.
CEQA STATUS
The project is categorically exempt under CEQA per Sections 15304(c)which allows for filling of
earth into previously excavated land with material compatible with the natural features of the site.
ATTACHMENTS
1. Recommended Findings for the CUP
2. Recommended Findings for the Grading Policy Exception
3. Recommended Conditions of Approval
4. 2003 CUP conditions of approval (three pages)
5. Facilities Management and Operation Plan(22 pages)
6. Grading Plans (seven sheets) (Planning Commission Only)
Staff Report to the Planning Commission ATTACHMENT 1
Lands of Even Stride,LLC
November 5,2015
Page 4 of 9
ATTACHMENT 1
RECOMMENDED CONDITIONAL USE PERMIT FINDINGS
FOR AN EQUESTRIAN FACILITY
LANDS OF EVEN STRIDE, LLC
13115 MAPLE LEAF COURT; FILE#270-15-ZP-SD-GD-CUP
1. The proposed use or facility is properly located in relation to the community as a
whole, land uses, and transportation and service facilities in the vicinity.
The existing barn and horse facilities have been on the property since approved by the
Town in 2003. Even Stride, LLC is a private entity and the property and facilities will not
be open to the public and will not be boarding horses other than those owned by the
property owners. The existing improvements are consistent with Town regulations and fit
into the site and surrounding neighborhood. The planned operation is consistent with the
original Use Permit and appropriate conditions of approval have been included to protect
the health and welfare of the public.
2. The site for the proposed use is adequate in size and shape to accommodate the
proposed use and all yards, open spaces, walls and fences, parking, loading,
landscaping, and such other features as may be required by this chapter or, will be
needed to assure that the proposed use will be reasonably compatible with land uses
normally permitted in the surrounding area.
The existing facility is located on a portion of a 10.7 acre site and no new structures are
proposed. Existing walls, stairs and gazebo will be removed and the area will be graded to
restore the original topography. The use of the property is compatible with the uses on
surrounding properties.
3. The site for the proposed use will be served by streets and highways of adequate width
and pavement to carry the quantity and kind of traffic generated by the proposed use.
Access to the site is from Maple Leaf Court, off Elena Road. The roadways are adequate
in size, configuration and condition to provide access for vehicles and horse trailers to and
from the property.
4. The proposed use will not adversely affect the abutting property or the permitted use
thereof.
The existing equestrian facility has been operating on the property for over ten years with
no formal complaints from the neighbors. No new structures or changes to the operations
are proposed and the facility will only be used by the property owners. In addition, the
facility does not prevent the owner from constructing a single-family dwelling on the
parcel.
Staff Report to the Planning Commission ATTACHMENT 2
Lands of Even Stride, LLC
November 5,2015
Page 5 of 9
ATTACHMENT 2
RECOMMENDED FINDINGS FOR A GRADING POLICY EXCEPTION
FOR GRADING RELATED TO REMOVAL OF EXISTING IMPROVEMENTS
AND RESTORATION OF THE CONSTRUCTION SITE
LANDS OF THE EVEN STRIDE, LLC
13115 MAPLE LEAF COURT., FILE#270-15-ZP-SD-GD-CUP
1. The proposed grading is necessary to restore the topography following the removal of
retaining walls, stairs, a deck and gazebo. The grading work and export will not take place
during the Town's grading moratorium (October 15 to April 15) and will be done in
accordance with Town procedures for grading and construction operations. No trees will be
removed and the slope will be replanted following grading.
2. The proposed grading achieves the purpose of the Los Altos Hills Municipal Code Section
10-2.702(c) which states: " The amount of grading, excavation or fill shall be the minimum
necessary to accommodate proposed structures, unless grading is proposed to lower the
profile of the buildings." The project has been designed with the minimum amount of cut
and fill necessary to restore a previously developed area to its original topography.
3. The proposed grading will be consistent with grading provisions of the Site Development
Ordinance, including Section 10-2.401 which states the intent to limit adverse effects from
grading and Section 10-2.701 which states an intent to insure that the site, location and
configuration of structures are unobtrusive when viewed from off-site, that scenic views are
retained,that buildings do not dominate the natural landscape and that ridgelines and hilltops
are preserved.
Staff Report to the Planning Commission ATTACHMENT 3
Lands of Even Stride,LLC
November 5,2015
Page 6 of 9
ATTACHMENT 3
RECOMMENDED CONDITIONS FOR CONDITIONAL USE PERMIT
FOR OPERATION OF AN EQUESTRIAN FACILITY AND RESTORATION GRADING
LANDS OF THE EVEN STRIDE, LLC
13115 MAPLE LEAF COURT; FILE#270-15-ZP-SD-GD-CUP
PLANNING
1. Any alteration, demolition, reconstruction or additions to the structures on the site shall
require an amendment to the Use Permit. The Planning Director, at any time, may schedule
a review or revocation hearing before the Planning Commission regarding the Use Permit if
any condition of approval is not being met or the facility is being used inconsistently with
the approved use or is in violation of the Town Municipal Codes,Even Stride,LLC Facilities
Management and Operation Plan dated May 2015, Santa Clara County Health Department
Standards or State water quality regulations.
2. This Use Permit does not relieve the property owners from responsibility for compliance
with any other applicable federal,state or local law,rule,standard ordinance,order,judgment
or decree.
3. This Use Permit shall expire in the event that the property is approved by the Town for
subdivision.
4. A review of the Use Permit shall be conducted five (5) years from the date of approval or
upon transfer of ownership,to assure compliance with conditions, and all conditions shall be
subject to amendments and/or additional conditions may be added as deemed necessary by
the City Council.
5. The maximum number of horses to be kept on the property shall not exceed twelve (12). If
additional horses are proposed to be kept on the premises, the applicant shall first obtain
authorization from the City Council.
6. There shall be twenty-four (24) hour supervision of said premises by a caretaker who is
knowledgeable about horse care and authorized to see that the conditions of this Use Permit
are met.
7. The facility shall not be rented to the public and all horses kept on the site must belong to the
property owners. Boarders are not permitted to use the facility.
8. No horses shall be rented or let for hire on this property.
9. There shall be no public address system operated on the premises.
Staff Report to the Planning Commission
Lands of Even Stride,LLC
November 5,2015
Page 7 of 9
10. A landscape plan for the grading restoration area shalt be submitted for review and approval
by the Planning and Engineering Departments and required planting for slope stabilization
and erosion control shall be completed prior to final inspection.
11. The stalls, paddocks and arena shall be cleaned twice daily and kept in a sanitary manner so
as to prevent unnecessary odor, fly breeding and rodent attraction.
12. Manure, waste material and soiled animal bedding shall be disposed of in the dumpster
located between the arena and the barn and shall be removed from the premises at least once
a week.
13. The manure dumpster shall be watertight, fly-tight and fully enclosed with a roof cover.
14. Tools and equipment, including but not limited to, tractors, harrows, golf carts, trucks and
trailers shall be stored a minimum of 40 feet from the front and 30 feet from the side and rear
property lines and shall-be screened from surrounding properties and streets.
15. Any additions to existing outdoor lighting shall be reviewed and approved by the Planning
Department, prior to installation.
16. There shall be no night lighting of the arena and paddocks.
17. All equipment and vehicles generating noise shall be subject to the Town's noise ordinance.
18. Vendor delivery of equipment and supplies shall occur between the hours of 7:00 a.m. to
sunset.
19. Horse loading and unloading shall only occur between the hours of 7:00 a.m. to sunset,
except in the event of a health emergency requiring immediate veterinarian care.
ENGINEERING
20. No other modifications to the approved grading plans are allowed except as otherwise first
reviewed and approved by the Public Works Director or the Planning Commission,
depending on the scope of the changes.
21. No parking is allowed on Maple Leaf Court. All visitors must park their vehicles inside the
property.
22. The property owner shall pay the sewer tax assessment fee for two units. One unit is the
living apartment and one unit is for the barn and office.
Staff Report to the Planning Commission
Lands of Even Stride, LLC
November 5,2015
Page 8 of 9
23. The discharge of any wastewater into the storm drain system, trench dissipater or water
channels is prohibited. The property owner shall utilize Best management Practices (BMPs)
when washing down the stalls, animals, manure storage area or other areas to ensure that no
wastewater is discharged into the storm drain system or the nearest watercourse. Prior to
discharging any wastewater into the sanitary sewer the applicant shall obtain authorization
from the City Engineer and shall be responsible for complying with all applicable sanitary
sewer regulations pertaining to wastewater discharge pursuant to Title 6, Chapter 4 of the
Municipal Code.
24. Two sets of a final Grading and Drainage plan shall be submitted for review and approval by
the Engineering Department prior to acceptance of plans for building plan check.
25. The Engineer of Record shall observe the installation of the drainage system, construction of
the energy dissipaters,and completion of the grading activities and state that items have been
installed and constructed per the approved plans. A stamped and signed letter shall be
prepared and submitted to the Town prior to final inspection.
26. All hydrant use is strictly prohibited by the Purissima Hills Water District. A permit for
obtaining water for grading and construction purposes must be obtained from the Purissima
Hills Water District, and submitted for approval to the Town Engineering Department prior
to acceptance of plans for building check. The permit will authorize the use of water from
specific on-site or off-site water sources.
27. Any, and all, changes to the approved grading and drainage plan shall be submitted as
revisions from the project engineer and shall first be approved by the Town Engineering
Department. No grading shall take place during the grading moratorium(October 15 to April
15) except with prior approval from the City Engineer. No grading shall take place within
ten feet of any property line except to allow for the construction of the driveway access.
28. Two copies of an Erosion and Sediment Control plan shall be submitted for review and
approval by the Engineering Department prior to acceptance of plans for building plan
check. The contractor and the property owner shall comply with all appropriate
requirements of the Town's NPDES permit relative to grading and erosion/sediment control.
The first 100 feet of the driveway shall be rocked during construction and all cut and fill
slopes shall be protected from erosion. All areas on the site that have the native soil disturbed
shall be protected for erosion control during the rainy season and shall be replanted prior to
final inspection.
29. The property owner shall inform the Town of any damage and shall repair any damage caused
by the construction of the project to pathways, private driveways, and public and private
roadways,prior to final inspection and release of occupancy permits and shall provide the
Town with photographs of the existing conditions of the roadways and pathways prior to
acceptance of plans for building plan check.
Staff Report to the Planning Commission
Lands of Even Stride,LLC
November 5,2015
Page 9 of 9
30. Two copies of a Grading and Construction Operation plan shall be submitted by the property
owner for review and approval by the City Engineer and Planning Director prior to
acceptance of plans for building plan check. The grading/construction operation plan shall
address truck traffic issues regarding dust, noise, and vehicular and pedestrian traffic safety
on Maple Leaf Court and surrounding roadways, storage of construction materials,
placement of sanitary facilities,parking for construction vehicles, clean-up area, and parking
for construction personnel. A debris box (trash dumpster) shall be placed on site for
collection of construction debris. Arrangements must be made with the GreenWaste
Recovery, Inc. for the debris box, since they have a franchise with the Town and no other
hauler is allowed within the Town limits.
CONDITION NUMBERS 24, 26, 28, 29 AND 30 SHALL BE COMPLETED AND SIGNED
OFF BY THE ENGINEERING DEPARTMENT PRIOR TO APPROVAL OF A GRADING ,
PERMIT OR ACCEPTANCE OF PLANS FOR ANY REQUIRED BUILDING PERMITS.
Upon completion of the grading, a final inspection shall be required to be set with the Planning
and Engineering Departments two weeks prior to final building inspection approval.
The Use Permit is effective on the date of approval (January 21, 2016) and shall become void if
the Planning Director finds that there has been cessation of activity of the site of the Conditional
Use Permit for more than one (1) year:
LOSALTOS HILLS
ATTACHMENT 4�:
I i 15 cif •
IIII • VYM \ 1 : v C
f
CALIFORNIA
August 12,2003
•
Mr. and Mrs.Mendez
25610 Frampton Court
Los Altos Hills, CA 94022
Re: File# 108-03-CUP
27581 Elena Road
• Conditional Use Permit
Dear Mr. and Mrs.Mendez: •
Your request for a Conditional Use Permit for the above referenced project was approved at the •
City Council meeting of August 7, 2003. Please note the following conditions which apply to
this approval:
PLANNING:
1. Any alteration, demolition, reconstruction or additions to the structures on the site shall
require an amendment to the Use Permit. Additionally,the Planning Director may,at any
time, schedule a review or revocation hearing before the Planning Commission regarding
the Use Permit, if any condition of approval is not being met or the facility is being used
inconsistently with the approved use'or in violation of Town Municipal codes, Maple
Leaf Farm Facilities Management and Operation Plan dated May 2003, Santa Clara
County Health Department standards, or State water quality regulations. •
2. This Use Permit does not relieve the property owners from responsibility for compliance
with any other applicable federal, state or local law, rule, standard, ordinance, order,
judgment or decree.
3. This Use Permit shall expire in the event that the property is approved by the City
Council for subdivision.
4. A review.of this Use Permit shall be conducted one (1) year from the date of approval
and every three(3) years thereafter or upon ownership transfer,to assure compliance with
conditions and all conditions shall be subject to amendments and/or additional conditions
as deemed necessary by the City Council.
•
26379 Fremont Road . ..
Los Altos Hills
California 94022 •
650 / 941-7222
Fax 650/941-3160
• 1
Mr. and Mrs.Mendez1.1
-
August 12,2003
Page 2
•
5. The maximum number of horses to be kept on the property shall not exceed twelve (12).
If additional horses are proposed to be kept on the premises, the applicant shall first
obtain authorization from the City Council.
6. There shall be twenty-four (24) hour supervision of said premises by a caretaker who is
knowledgeable about horse care and authorized to see that the conditions of this Use
Permit are met.
7. The facilities shall not be rented to the public and all horses kept on the site must belong
to the property owners. Boarders are not permitted use of the facility.
8. No horses shall be rented or let for hire on this property.
9. There shall be no public address system operated on the premises.
.10, A maximum of two (2) daytime events per year that are open to the public shall be
allowed on the premises subject to review and approval by the Planning Department prior
to the event. •
11. The stalls,paddocks and arena shall be cleaned twice daily and kept in a sanitary manner
so as to prevent unnecessary odor, fly breeding, and rodent attraction.
12. Manure, waste material, and soiled animal beddings shall be disposed of in the dumpster
located between the arena and the barn and removed from the premises at least once a
week.
13. The discharge of any wastewater into the storm drain system, trench dissipater, or water
channels is prohibited. The property owner shall utilize appropriate Best Management
Practices (BMPs) when washing down the stalls, animals, manure storage area, or other
areas to ensure that no wastewater runoff is discharged into the storm drain-system or the
nearest watercourse. Within 30 days from the date of Use Permit approval, the
applicant shall submit a revised facilities management plan that details how
wastewater runoff from cleaning operations is captured and collected for proper
disposal into the sanitary sewer system subject to review and approval by the City
Engineer. Prior to discharging any wastewater into the sanitary sewer, the applicant
shall obtain authorization from the City Engineer and shall be responsible for complying
with all applicable sanitary sewer regulations pertaining to wastewater discharge into the
sanitary sewer system pursuant to Title 6, Chapter 4 of the Municipal Code.
14. The manure dumpster shall be watertight,fly-tight,and fully enclosed with roof cover.
15. Tools and equipment,including but not limited to,tractors,harrows, golf carts, trucks and
trailers, shall be stored a minimum of 40' from the front and 30' from the side and rear
property lines and shall be screened from surrounding properties and streets.
Mr.and Mrs.Mendez
August 12,2003
Page 3
16. No additional outdoor lighting is approved. Any additional outdoor lighting shall be
approved by the Planning Department prior to installation.
17. There shall be no night lighting of the arena and paddocks.
18. All equipment and vehicles generating noise shall be subject to the Town's noise
ordinance.
19. Vendor delivery of equipment and supplies shall occur only between the hours of 7 am to
sunset.
20. Horse loading and unloading shall occur only between the hours of 7 am to sunset,except
in the event of a health emergency requiring immediate veterinarian care.
ENGINEERING:
21. No parking will be allowed on Maple Leaf Court. All visitors and residents must park
their vehicles inside the property.
22. The property owner shall pay the sewer tax assessment fee for two units. One unit is for
the living apartment and one unit is for the barn and office.
Upon completion of the construction, a final inspection shalt be required to be set with the
Planning and Engineering Departments two weeks prior to final building inspection approval.
The Conditional Use Permit is effective on the date of approval (August 7, 2003) and shall become
void if the Planning Director finds that there has been cessation of activity at the site of the conditional
use permit for more than one(1)year.
Please contact us if you have any questions:
Sincerely,
jextakit
Carl Cahill
Planning Director •
Enc.: Conditional Use Permit Findings
Copy of approved plans •
cc: The Owen Companies,445 S.San Antonio Road,Los Altos,CA 94022
Debbie Pedro
ATTACHMENT 5
FACILITIES MANAGEMENT & OPERATION PLAN
MUM
JUL 10 2015
TOWN OF LOS ALTOS HILLS
EVEN STRIDE, LLC
May 2015
13115 Maple Leaf Court
Los Altos Hills, CA 94022
1
Contents
Overview 3
Horse Breed 4
Horse Behavior in Relation to Management 5-6
Basic Operation & Horse Needs 7-9
Barn Facilities Description 10-14
Machinery & Equipment 15
Sanitation 16-18
Fire Prevention, Safety & Security 19-20
Daily Routine & Management 21
Personnel & Record Keeping 22
2
Overview
This operation plan is written in order to answer a single question for
those interested: "What goes on at Even Stride, LLC?" Even Stride is a
private facility and it will never be open to the public nor is it designed to
accommodate the needs of several riders on horses at the same time.
The owner's ride horses themselves and they employ a trainer to further
their own knowledge of the equestrian sport. The horses travel away
from Even Stride for nearly half of the year as both the owners and the
trainer compete at Horse Shows at locations throughout the country and
sometimes around the world.
It should be clear that Even Stride, LLC is a formal business entity that is
very complex as it involves the management of both human and animal
assets. It should be evident that given the resources allocated to the
facility and operations, with no detail spared in quality and design, that
the facility is not consistent with what might be put into place when
intending to operate a commercial "for hire" facility.
The owners of Even Stride, LLC hope that the barn would find a welcome
place in the community within the Town of Los Altos Hills. Even Stride
may serve as a landmark that preserves the history and appreciation of
horses dedicated to the equestrian sport of hunters and jumpers.
3
Horse Breed
Most if not all of the horses kept at Even Stride are known as "warm
bloods". A "warm blood sport horse" breed simply distinguishes this type
of horse from the "cold bloods" (draft horses) and the "hot bloods"
(Thoroughbreds and Arabs). Warm bloods are middle-weight class of
horses that have typically originated in Europe. Sport horse refers to the
intended use of the breed - as a competitive and recreational horse for
the major international equestrian disciplines of dressage,jumping, 3-day
event, and driving. In this case, use of the horses is principally for
jumping events.
Most warm blood "breeds" are continuing to evolve. In fact, they are not
"breeds" in the sense that Thoroughbreds, Arabs, Morgans, and
Saddlebreds are breeds - they do not have "closed studbooks". "Outside
blood" is taken into the gene pool now and then to reap the benefits of
hybrid vigor, and to speed and improve the evolutionary process of
attaining the "Breeding Goal" of the particular studbook. There are
numerous types of warmbloods, such as the Oldenburg, Holsteiner,
Hanoverian, Westphalian, Dutch Warmblood, Belgian Warmblood,
Danish Warmblood, etc.
The horses at Even Stride are used in the equestrian discipline as
"Hunters" and "Jumpers".
4
Horse Behavior in Relation to Management
Even Stride recognizes the importance of knowing how and why horses
behave as they do. With horse safety as a priority, the design of the
facility has been specifically suited to horses and their behavior patterns.
While it is impossible and beyond the scope of this operation plan to list
all type of behaviors inherent to horses, we have outlined a few behaviors
that we feel directly impact the facility and day to day operation of the
environment where the horses are kept: gregariousness, routines,
nomadic, flight, and memory. All behaviors associated with horses are
affected by the manner they are cared for and thus a good
understanding of what horses "do," allows for the establishment of a
facilities plan that ensures safety and comfort for the horses.
Horses are gregarious animals and prefer to live and move in groups. In
most cases, if given a choice, a horse will not stand alone but in close
proximity of another horse, finding safety and comfort in numbers. The
paddocks were designed to allow for the `turnout" of three horses in
separate paddocks that are still able to graze together but physically be
kept apart. These paddocks are also within view of the barn and stalls
thus allowing some form of socializing with the other horses.
Horses typically perform daily routines in response to various needs. At
regular times of the day, horses in stalls or on pasture will eat, drink, roll
and play. The desire to participate in these rituals is not diminished and
in fact, intensified for the horse in confinement. The horse has a very
strong biological clock that is evident around feeding time. At the same
time, once a horse has established a routine of urinating in his stall, he
will often "hold it in" all day in the pasture only to flood his stall. As
established routines are very critical to the "daily life" of the horses, Even
Stride has a schedule for cleaning, feeding, turning the horses out, and
exercising as is described throughout the plan. An established routine
that makes use of the entire facility contributes to a happy and healthy
horse.
A horse is by nature nomadic or born a wanderer. The tendency to be
nomadic is responsible for unsafe confinement behaviors such as pawing,
weaving and pacing. These vices are a response to inactivity, lack of
exercise, overfeeding, and insufficient handling. Regular exercise is
essential for the horse's physical and mental well-being. With this in mind,
we recognize that all the horses at Even Stride that are confined to their
stalls need to be turned out so that they can "be horses". Otherwise
horses can become bored and/or extremely hyperactive which results in
a horse that is anticipatory, nervous, irritable and unsafe to itself and
those around it.
5
In the face of imminent danger the horse will almost always choose to
flee rather than to fight. It is because of this flight response that Even
Stride employs handlers that can be trusted by the horses and relied on
for their good sense. This is especially critical since the equestrian
activities the horses are engaged in require a significant amount of
training. The horse handlers are trained to make good decisions and
instill trust and confidence in the horses by never asking or allowing the
horses to negotiate unsafe procedures, which might instill fear or a flight
response.
Horses have excellent memories and when managing a horse facility it is
important to ensure good experiences for the horses especially as they
relate to imagined safety. The Even Stride facility was designed to
minimize bad experiences for the horses and to do as much as possible to
make sure the horses are safe. While the paddock fencing is adequate to
keep the horses contained, a chance encounter with a deer, coyote or
stray dog could make the horse nervous and wary of the pasture in the
future. Once a traumatic experience occurs, it takes a long time to allay
the horse's apprehension and is usually done by systematically planning
good experiences to bury the bad ones.
6
Basic Operation and Horse Needs
In order for horses to be healthy and happy they require adequate water,
feed, shelter, exercise, rest, companionship, veterinary and farrier care.
Water
Horses will drink between 10 and 15 gallons of water per day. The water
supply provided to them in their environment is consistent with their
needs and fluctuates with environmental temperature changes, exertion
and training, increased hay ingestion, illnesses and salt intake. Each of
the horse stalls and paddock or pastures has a self-filling horse waterer
that provides fresh water to the horses as they drink from it. This waterer
maintains water levels with a completely enclosed diaphragm valve,
mounted so water valves and connections are out of reach and out of
sight of the horses. The bowls are made from stainless steel and are easy
to clean and isolated from the water supply line and valves. Additionally,
each waterer is equipped with a monitor that tracks how many gallons of
water each horse drinks on a daily basis.
Feed
Feeding horses is somewhat of a science and an art unto itself. While it is
beyond the scope of this operation plan to describe the exact diet and
feed that applies to the horses, the purpose is to provide an overview of
how feeding takes place, examples of the feed, and adequate
information so that the reader may have a good understanding of the
facilities and horse care management.
As most horses evolved as grazers, their systems are adapted to many
small meals a day. Consistent with this, the horses at Even Stride are fed
three times a day and may consume additional feed when put out to
pasture. As horses have a very strong biological clock, especially relating
to feeding, the grooms are sure to feed the horses the same amounts and
at the same time each day. Inconsistency in feeding can result in colic
and other digestive upsets.
The horses are fed with a high amount of bulk (timothy hay) and low
amounts of concentrate. The timothy hay fed to the horses is of high
quality with relatively low moisture content. The diet concentrate for
each horse is individualized and established by the trainer and
implemented by the respective handlers or grooms. As all of the horses
compete in equestrian events, great importance is given to their dietary
needs. Generally speaking, the horses are fed by weight and volume and
relative to their nutritive needs and body weight. Energy values are
considered expressed as total digestive nutrients and vary greatly (i.e.
oats 65% or barley 85%). In addition to bulk and concentrate, the horses
7
are provided with free choice trace mineralized salt that contains sodium,
chloride, and sometimes iodine, zinc, iron, manganese, copper and cobalt.
Shelter & Protection
The horses are provided with adequate shelter in each of their stalls. The
stalls are not heated or insulated, as a heated environment is one of the
least healthy environments in which a horse might live. The stalls provide
a means for the horse to be out of the wind, hot sun, and avoid getting
wet or cold during inclement weather. In addition, care of the horses is
managed throughout the day or seasons with blankets or covers.
Exercise
Exercise is essential for health and proper development of the horses.
Generally, exercise maintains a balance between feed ingested, bodily
waste and is essential for bodybuilding and repair. A regular exercise
program invigorates appetite, tones muscles, increases heart and lung
capacity, and helps develop reflexes and coordination. The horses at
Even Stride are provided exercise in one or all of six ways: conditioning,
riding, walking, turning out to pastures, or exercise in the horse walker or
equine treadmill. Conditioning involves riding the horses to train
specifically for equestrian events in hunter and jumper competitions. This
involves use of the arena jumps provided in the facility. Riding
complements conditioning but may involve leisurely riding of the horse
around the arena perimeter. Walking involves leading the horses around
the property by the handlers or grooms and is generally reserved for
times when weather or time constraints may restrict other activities.
Turning the horses out to pasture is the most natural style of
management. It allows the horses free exercise, fresh air, sunshine and
socialization. Even Stride has 3 paddocks that provide approximately 1.5
acres of pastures. The handlers or grooms manage and turn out the
horses as frequently as is possible. Exercise in the horse walker is
provided as designated by the trainer. A single horse is placed in the
walker and allowed to exercise per a pre-determined automated
program. The walker varies the speed of gait, direction and tempo. The
equine treadmill is similar to the walker, but interval and incline training
are also included with this type of exercise.
8
Veterinary&Farrier Care
Veterinary care and farrier (hoof) care follow a strict schedule to make
sure inconsistent scheduling does not alienate the horses. Even Stride
has strong relationships with a primary veterinarian that attends to the
horses every 2 months and provides de-worming, vaccinations, dental
care, and other routine or necessary medical procedures. In addition, a
farrier visits the facility and tends to the horses care every 6 weeks or as
needed. In the area of veterinary and farrier care, Even Stride spares no
expense, as the health care of the horses is a priority.
9
Barn Facilities Description
The Even Stride facility was designed to provide a safe, comfortable and
healthy home for the horses. In addition, the facility was designed so that
it would complement the existing topography and acreage where it is
constructed. On the outside, the landscaping focuses on utilizing plants
that are native, drought resistant, and deer resistant and most of all non-
toxic to horses. In addition, an extensive drainage system has been
employed to make sure that water drains efficiently with minimum
erosion.
Flooring
All of the flooring areas are compacted to allow for the best possible
footing for the horses on the exterior: paths and cobbled area. The
cobblestone that surrounds the exterior and extends into the barn itself
is textured to allow maximum footing for the horses. In addition, all the
stall and wash areas have industrial grade 3/4" rubber mats that provide
insulation, traction and can easily be kept clean.
Lighting/Electrical
Exterior lighting for the facility was designed to comply with local
ordinances and maintained at a minimum to be used primarily for safety
purposes when caring for the horses. All the fixtures surrounding the barn
structure are down light fluorescent with minimum wattage required to
provide maximum light with low power consumption. All landscape
lighting such as near or adjacent to the arena or parking areas is for
allowing adequate light to transport the horses to those areas in the
event of an emergency as is called for in the safety section of the
operation plan.
The interior of the barn has four layers of lighting. The primary layer
consists of energy efficient lensed fluorescent wall fixtures that are
maintained illuminated at all times during the day or night in each of the
stalls. A secondary layer of lighting consists of 1x4 foot lensed fluorescent
ceiling lights in each of the stalls, grooming and wash areas. These lights
are designed to provide "task" lighting to each of the respective areas to
either clean the stalls or care for the horses. A third layer of lighting
consists of lighting for the general areas which includes incandescent
lights downstairs and fluorescent lights in the loft area. Specialty cool
burning fluorescent fixtures in the loft areas were designed with safety in
mind to reduce the possibility of increased risk of fire spark as is possible
from incandescent filaments. A fourth layer of lighting consists of spot
can lights above the loft area and in the rafters over the general aisles.
This lighting provides greater illumination to the general areas below
from a distance.
10
Natural lighting is available through each of the stall doors and the front,
rear and side doors of the barn. When possible, sunlight provides a good
source of vitamin D and is one of the best sanitizing agents and essential
for keeping a barn from developing a rank odor.
Ventilation
A 1,000-pound horse releases two gallons of moisture into the air each
day through respiration. A barn with 9 horses must then deal with 18
gallons of water vapor per day, not counting the additional moisture
created by the evaporation of urine and manure. Ventilation for the barn
was considered and implemented into the design in two ways: louvered
fans and window and door ventilation. On the right and left wings of the
barn there are four temperature sensitive fans that are capable of
replacing the volume of air within the barn 16 times per hour. In addition,
each of the stalls incorporates a "Dutch" door to the outside which is
almost always left open during the day and some nights as weather
dictates. In addition, the hayloft area has 4 doors that open to the
outside air. Finally the four entrances to the barn provide an excellent
means of ventilation throughout. There is no forced air heating or
ventilation in the main part of the barn where the horses are located. The
office and apartment areas are the only "forced air" rooms where
heating and air conditioning is provided. The laundry room, tack rooms
and, men and women's bathroom utilize radiant heat as a source of heat
during colder weather.
Stalls
The horse stalls are 12-foot by 14-foot and 14-foot high. The larger size of
each stall allows adequate room so that the horse can confine defecation
and urination to a certain portion of the floor and still have plenty of
clean space for eating and resting. Each stall has a cement floor with a
slight grade to the outside into a perimeter drain that surrounds the
entire barn. Each stall in equipped with a stall mat system, which
simulates the feel of natural turf. The stall mat system in comprised of
two components: a multi-celled mattress filled with uniform sized rubber
crumbs. The second component is the top cover, which is made of an
industrial-strength geotextile and impregnated with vulcanized
rubber.The mats reduce the amount of stress on the horse's legs, back,
and muscles while standing and at the same time provide a floor that is
easily cleaned and can be kept bacteria free. In addition to the rubber
mats, 18 inches of pine shavings are added to each stall, which serve as a
place for the horses to rest, and act as an absorbent for urine and water.
Pine shavings are used because they provide good absorbency, low dust
and are natural and biodegradable.
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Each stall is constructed of solid wood partitions along the outside
perimeter walls and sides and solid partitions on the lower half of the
stall facing the general aisle way. The solid portion of the stalls are made
out of a hardwood (palowan) that is tongue and groove and blind nailed
into place to prevent the horse from chewing or injuring itself on nails or
screws. The wood partitions rest in steel powder coated rails and in the
open areas the bars are made from 1-inch tube steel with a 3-inch gap
between the bars. Each stall has a door that opens to the outside and a
door that opens to the inside aisle way. The outside door is a Dutch door
design that swings out. The lower half of the door is solid and the top half
is both solid or has an open yolk for the horses to be able to look outside.
The outside doors have industrial strength magnets installed on the
outside walls to hold the doors open. The inside doors slide open on
oversized Coburn sliding trolleys that have an automatic plunger latch.
Each stall has an automatic waterer located on the back wall and a
feeder in the front corner. There is an eyebolt in each stall to tie the
horse down as needed.
The stalls have a 11Ov plug in the ceiling allowing for powering equipment
that might be needed to care for an injured animal. In addition, three of
the stalls have network video cameras installed that allow for web ready
24-hour surveillance of the animals in the event that an animal is sick or
injured. The lighting that was described earlier has heavy-duty
polycarbonate lenses that provide maximum resistance to breakage in
the event a horse "gets" up and is able to reach the ceiling.
Feed Storage
The feed room stores adequate food supplies to feed up to 9 horses for
one week. All the concentrate foods are kept in 6 large 32 gallon built in
containers that are sealed. The feed room contains a small refrigerator
for antibiotics and injectable medications or specialty foods that may be
needed for care of the horses. There is also an icemaker that is capable
of making up to 50 lbs. of ice per day to be used for icing down an
injured horse. The room is rodent free, adequately ventilated, contains
ample storage space, is well lit and has a sink for cleaning feed
containers and supplies.
Laundry Room
The laundry room is utilized mainly to wash horse blankets and wraps for
the horses as needed. There is a commercial grade washer and dryer and
blankets are laundered once a week or as necessary. The benefit to
having an on-site laundry facility is both a savings in cost and affords less
traffic to the barn with one less service provider needing to visit the
facility.
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Tack Rooms
There is one tack room for each wing of the barn. The tack rooms are
used to store saddles, bridles, halters, martingales, tack trunks and all
items related to the grooming or riding of the horses. There are sinks in
each of the tack rooms that provide hot and cold water and facilitate the
cleaning of tack. There are ample cupboards for storage of bandages,
protective boots, spurs, gloves, riding apparel, etc.
As an accessory to the tack rooms, there is one grooming stall and one
wash stall on each wing of the barn. The wash stalls are tiled, have
eyehooks to tie the horses down, and have overhead heaters to provide
warmth after bathing in colder climate. The grooming stalls are used by
the farrier and for clipping, veterinary and health care. Both the wash
stalls and the grooming stalls have rubber mats as flooring.
Office
The office area is used for all administrative and operation functions for
the Even Stride facility. All records relating to the horses, vendors and
providers of services are maintained in the office. The network hub for
the video cameras and alarm systems are located in the office. The office
also has a small kitchenette area that is used for the handlers, grooms
and other personnel that work at the barn during the day.
Apartment
The apartment is located above the first floor and houses the Barn
Manager that stays at the facility every day. In effect the horses have to
be under the care of personnel on site 24 hours a day. The horses should
not be left unattended for any period of time. The apartment is designed
to be comfortable and provide ample living space for the caretaker.
Arena
The arena at Even Stride is 150 feet wide by 250 feet long. It is designed
exclusively for training horses for equestrian events particularly jumper
and hunter competition. The arena sub-surface is made up of an 8"
compacted class 2 base rock that has been oiled and with a 2% slope to
the southeast corner. The footing in the arena is comprised of fine a sand
and German Geo Textile blend. GGT is made up of needle-punched
polyester fibers, which provide a highly satisfactory surface for a jumping
horse. The arena was designed to allow for maximum drainage during
rainy weather, to reduce erosion onto adjacent properties, and to allow
for optimum riding conditions within 24 hours after rain. GGT also has
excellent water retention, so rain water is absorbed and few puddles
13
•
form in the arena. The arena is fenced with access for horses and
equipment in the center of the southern lateral side. The arena is
groomed daily and is equipped with six large sprinkler "guns" that
provide water to the surface as needed to both maintain the riding
surface and minimize dust. The arena will typically have ten to twelve
jumps arranged in a circuit as is required by the trainer. The jumps are of
different shapes, configurations and colors and have been designed to
simulate what might be encountered during a formal competition.
Horse Walker
The horse walker, "Odyssey", is located toward the back of the barn
adjacent to Elena Road. The Odyssey uses state-of-the-art technology to
help exercise and rehabilitate the horses. The Odyssey Performance
Trainer allows horses to move freely between a set of gates that travel
inside a circular fenced track This allows the horse to move naturally as
they would in a paddock or on a lunge line but at a specified pace chosen
by the trainer and may even be programmed into the Odyssey's
computer module. For maximum versatility, the speed and direction of
the gates may also be operated manually, giving the trainer full control.
The footing of the walker has a foundation of 6 inches of Class 2
compacted and oiled base rock covered with 41 mm thick rubber pavers
that allow cushion and stability for the horses when conditioning.
Drainage is toward the center of the machine with an outlet into a
dissipater drain.
Equine Treadmill
The equine treadmill, "Horse Gym 2000" is housed behind the barn and
can be viewed from the office windows. The Horse Gym is the most up to
date equine exercise machine. Not only is the Horse Gym a good source
of exercise, but is also beneficial as a cross training element in a horse's
training program. The Horse Gym offers a shock absorbent belt with 9
computer controlled programs, adjustable speeds up to 8mph and
inclines from 0-10 °. This type of incline training is key in developing a
horses' total muscle development.
Paddocks
The three paddocks on the property are fenced with 5' tall wooden
fencing. The paddocks are seeded with a specialized grass mixture that
provides horse feed during grazing and controls erosion. The paddocks
have a water source for the horses and are also equipped with large
single sprinklers for watering. Once the pasture is established, the
grooms maintain the surface level and free from debris and manure.
14
Machinery & Equipment
Even Stride has the following equipment that is required for its
operations: tractor, harrow, golf cart, 28' trailer and truck. In addition,
the farm has typical equipment and or machinery as might be
encountered on a property of its size for general landscape and
maintenance such as a mower, weed wacker, and blower, etc.
Tractor
The tractor is used primarily to groom the arena and the paddocks and
secondarily to move horse manure and shavings and other times as
needed at the facility. It is equipped with a hydraulic three-point hitch to
allow facility in attaching and in using auxiliary equipment that is
attached to it.
Harrow
In all arenas or pasture maintenance controlling the air pockets is critical
during all seasons. The harrow is designed to prepare the best possible
working area in the horse arena and maintain a level and compacted
surface. It is possible to control the working depth of the air pockets and
hence the cush. The float bar that is part of the harrow design also levels
and compacts the surface. The harrow is free standing on tires and
prevents the operator from scraping down to the base and eroding the
sub-surface that is an integral part of the overall drainage system. By
adding a roller (water filled to achieve proper weight desired) to the
harrow, the surface is tightened (air is compressed out) which allows
more water to run off. The roller can be pulled by itself or in combination
as a harrow-roller. By controlling water runoff, there is less percolation,
the surface dries faster and the arena is ready for use within 24 hours of
rain.
15
Sanitation
Even Stride has implemented sanitation practices for the health of the
horses, health of the people that surround the horses and to maintain a
good relationship with neighbors within the community. Generally,
sanitation involves proper management of manure, flies, pests and
moisture. The process of sanitation begins by having a complete
understanding of the inherent dangers to all those involved with the Even
Stride facility when proper sanitation procedures are not adhered to.
Manure
Regardless of the location of the horses, pastures or stalls, horses
produce generous amounts of manure and urine daily. In an enclosed
barn, the added waste products along with respiration of the skin and
lungs of the horses make the environment and ideal breeding ground for
bacteria. Horse urine contains urea and hip uric acid, both of which break
down into products containing ammonia that can be injurious to the eyes
and lungs of both humans and horses. In addition, ammonia gas destroys
tack by drawing the fats and oils in the leather to the surface and
combining with them to make "soap". Dung and urine also breaks down
the integrity of hoof horn. In addition, whenever there is manure there
are parasite larvae. When a horse eats from manure-contaminated
ground, it ingests parasite eggs. Parasite larvae can do great internal
damage to a horse as they migrate through the tissues. Besides de-
worming, daily removal of manure is the best way to break the parasite
lifecycle.
Manure production at Even Stride requires constant attention. A 1,000-
pound horse produces approximately 30-50 pounds of manure per day
or up to 10 tons per year. In addition six to ten gallons of urine soaked up
by bedding can easily constitute another 50 pounds daily. Although the
horses are "off site" at horse shows about 50% of the time, it is clear that
waste product management is critical.
The stalls at Even Stride are "mucked" or cleaned at least twice a day or
more if needed. Mucking of the stalls includes the removal manure or
fecal balls by using a silage fork (pitch fork perfectly spaced to separate
manure from bedding). In addition urine soaked bedding is removed and
new bedding is added as needed. All the stall floors are sloped to the
exterior and this allows for the washing down of the stalls once a month.
There is minimal urine flow to the perimeter drain as it is all absorbed by
the 18 inches of bedding that is provided in each stall. Washing down the
stalls ensures a more bacteria free environment. Manure and urine
soaked bedding is taken to a dumpster that is used exclusively for
dumping horse waste products. The dumpster is made of wood, is housed
in an enclosed area on a concrete slab, sheltered from the wind and
16
covered to reduce flies and smells. There is drainage provided around
the perimeter of the slab that is tied into the perimeter drainage system
and allows for cleaning of the enclosure. The dumpster is emptied as
needed but on average is about once a week. An outside service is
contracted to remove the dumpster and waste material to be taken off
premises.
The arena and paddocks are cleaned twice a day and all manure is
removed and disposed of as described above.
Wastewater Runoff
We have identified 3 sources of potential wastewater runoff areas and
have addressed each accordingly: runoff from the stalls, runoff from the
dumpster and runoff from the arena and paddock areas. All of the
grooms and employees at Even Stride are trained to be aware of the
potential for runoff and Best Management Practices (BMP) have been
implemented. When the stalls are washed down, a perimeter of shavings
is utilized at the entrance and exits to each stall to absorb the runoff. In
addition, a wet-dry vacuum is used to soak up any standing water. The
water collected from the wet-dry vacuum is disposed of in the manure
container where it is absorbed and removed once a week. Runoff from
the dumpster is non- existent as it is exclusively used for manure and
shavings that are never soaked to the point to allow for leakage. In
addition, the dumpster is covered to prevent saturation from rain. The
grooms sweep and clean around the dumpster once a week. The
potential for runoff from the arena and paddock areas that comprise
nearly 2 acres is insignificant. Manure is picked up immediately once the
horses have been removed from either the paddocks or arena area.
There is no potential for urine to run off as the quantity of urine is
minimal relative to the surface area covered.
•
17
Flies
Stable flies are the most common pest found at a barn that creates
problems for horses and humans. Stable flies are the same size as a
common housefly. What makes them different is that both males and
females draw blood, commonly feeding on the lower legs, flanks, belly,
under the jaw, and at the junction of the neck and chest. Their bite is
painful and can panic the horses or drive them into a frenzy or injurious
run. Also, when stomping alternate legs, horses can get concussions.to
legs,joints, and hooves. Stable flies breed in decaying organic matter
and in moist locations.
Manure control, moisture management, and natural pesticides are the
best methods employed at Even Stride to discourage flies and assure the
health of the horses. Waste control management is outlined above and
moisture control relates to maintaining the environment free of moist
bedding and proper ventilation (as described in the facilities section).
Each of the stalls has a misting emitter that is hooked into an Automist
spray system that engulfs the facility with insecticide spray in about 1
minute not allowing any flies on the premises to escape. This fly
eradication technology along with a water based insecticide, kills a large
number of insects each time it sprays, thus breaking the insects breeding
cycle. The insecticide used is called
Pyrethrum (also known as pyrethrin). This chrysanthemum-based
insecticide provides unsurpassed knockdown and kills. We use a 6%
concentrate of Pyrocide 7369, which is EPA approved in dairy and
livestock application, is biodegradable, and is made from
chrysanthemums. We use two quarts mixed with 49 gallons of water to
fill a 55-gallon system.
Rodents
Rodents can cause great amounts of damage and health problems if they
go unchecked. Although poisons and baits can be used to control
rodents, Even Stride practices good sanitation and isolation of all food
products in tightly sealed containers.
18
Fire Prevention, Safety &Security
Fire Prevention
Even Stride was designed in the spirit of a traditional barn constructed
on a concrete slab, true timber framing, a fire safe composition roof and
a hayloft on the second floor. It is evident that as the structure itself is
made with nearly 90% wood, coupled with the possibility of storing at
capacity 10 tons of hay, that rigorous fire prevention procedures are
demanded. Fire prevention has numerous components: safety practices,
detection devices and alarms, and a fire sprinkler system.
Written safety practices include no smoking in the barn itself or its
immediate surroundings; purchased hay to be hay that is well cured with
low moisture content to prevent spontaneous combustion; no storage of
combustibles or pesticides or paint; installation of fire extinguishers
throughout; and removal of dust and loose debris accumulation from the
premises.
Detection devices are installed in all areas as required by code to satisfy
"human" requirements. In relation to horses however, while detection
devices are not indicated or required, Even Stride has installed
specialized devices in all high ceiling areas to alert the central station,
and activate an on site siren and exterior bell and remote station during
alarm. The projected beam smoke detectors are uniquely suited for high
open areas that experience temperature extremes and dust build up. The
beam detectors provide an allowance for typical dust accumulation in the
air and will alarm only in the event of a significant variance from typical
beam occlusion. In the event of a fire, smoke will rise to the loft area and
high ceilings of the barn and trigger the installed detectors. A remote call
station monitors all fire and alarm detection devices.
The installed fire sprinkler system is a commercial grade system fed by a
3" water line allocated exclusively to the fire sprinkler system. Sprinkler
heads are installed throughout including all areas used by both humans
and horses.
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Safety
The primary concern in the design and operation of the Even Stride
facility is safety of the horses. All aspects relating to design take safety
into consideration and have been mentioned throughout the operation
plan. The bullet list below outlines general areas of safety practices:
• Landscaping selections were made with emphasis on obtaining
plants that are non-toxic to horses.
• Flooring materials are installed to consider tread for the horses.
• Lighting fixtures were installed to provide maximum light with
consideration for extra heavy-duty polycarbonate lenses and
or cool burning lamps to reduce the risk of fire.
• The main aisle way in the barn was designed with adequate
storage in close proximity to keep the aisles clear and free
from tools, equipment and tack.
• The surface materials selected for the arena and paddocks is
compacted to provide stable footing that is debris free and
drains well.
• The personnel working at the facility have significant
equestrian handling experience and when possible, care for
the horses 24 hours per day.
Security
Security detection at Even Stride presented several unique challenges: (1)
All stall doors to the outside are never locked in order to facilitate
removal of the horses in the event of an emergency; (2) The top portion
of the Dutch doors are frequently left open during warmer weather in
order to provide adequate ventilation; and (3) The use of motion
detectors on the inside is limited since there are live animals in the barn
itself. With the above in mind, the system in place uses state of the art
technology to ensure that it would be impossible to either steal a horse or
other personal property or enter the perimeter of the barn without
detection.
Evacuation Procedure
In the event of an earthquake, fire or other emergency, all the personnel
at Even Stride are trained to follow a set evacuation procedure. The
horses are removed from each quadrant of the barn through the outside
stall doors and depending on the stall location are either placed in a
paddock or a riding arena. In the event of a loss of power, a generator
can be plugged into a transfer switch to provide basic lighting.
20
Daily Routine & Management
Horses are creatures of habit and are very content when good
management practices are implemented on a regular basis. Even Stride
employs routines on a daily, weekly, monthly and yearly basis or as
needed given special circumstances.
Each day the horses and their stalls are checked. The overall health of
the horse is assessed which includes a physical inspection and
assessment of temperament. Their stall is inspected with emphasis on
feed and water consumption, manure, and physical changes in the stall.
Inspection of manure and composition thereof provides a snapshot of the
horses overall health.
Each horse is fed hay (forage) at 6:30 every morning. After feeding, each
horse is given some form of exercise by being put out topasture, trained
in the arena or placed in the walker or treadmill. On a typical day, each
horse is ridden at least once. While the horses are exercising, their stalls
are cleaned: a silage fork is used to remove manure and wet bedding,
feeders are checked, waterers are cleaned and bedding is added as
needed. At noon the horses'are given grain (a highly concentrated feed)
along with supplements that promote joint, skin, hoof and coat health.
Every evening at 5:30 the horses are fed and stalls checked and cleaned
as done in the morning. The bedding in the stalls is completely replaced
every two to three weeks.
Each horse is washed with shampoo at least three times a week or more
if needed. They are clipped around their head with trimmers every 2
weeks. Their entire bodies are clipped 2 to 3 times a year. The horses are
blanketed as needed and/or leg wrapped with bandages as is indicated
by the trainer or the grooms.
When the grooms are not tending to the horses, they are tending to the
facility: sweeping, blowing, dusting, washing, rinsing, oiling the interior of
the stalls, painting outside fences and jumps, grooming the arena,
ordering materials, maintaining the landscaping, servicing the equipment
and machinery, etc.
Other routines around Even Stride include the delivery of feed,
hay and shavings, veterinary and farrier care. The veterinary and farrier
visits are scheduled as described in the Basic Operation & Needs section
but should certainly be included as a routine.
21
Personnel & Record Keeping
Personnel
Even Stride has 3 full time employees: Barn Manager, Groom and
Trainer. The Barn Manager oversees all operations and is also a full-time
rider/trainer. The Barn Manager is also in charge of administrative work.
The Groom is responsible primarily for caring for the horses and daily
routines. The trainer is responsible for riding the horses and assisting the
owner in training sessions. All personnel interacting with the horses each
have more than 20 years experience in handling horses with a total of
60 years experience.
Record Keeping
Record keeping is essential for financial substantiation and for
documentation of each horse's health care and other management
activities. All records kept at Even Stride are complete and accurate and
include records on health care, insurance, farrier work, training,
veterinary care and feeding. In addition, records for goods and services
are maintained that include service contracts with routine vendors such
as sanitation removal, hay, feed and shavings delivery, trash removal,
veterinary bills, farrier care, horse show expenses, transportation
charges, equipment maintenance, insurance, etc. All records are kept
under lock in the office.
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