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Analysis Background The Community Development Department opened an enforcement case for this property on December 5, 2005. Enforcement action was taken due to the operation of a business without an approved land use permit and maintaining an illegal sign advertising the business. Approximately ten (10) employees of the applicant park their vehicles during normal business hours on Monday through Friday(7:00 a.m. to 5:00 p.m.) and travel off-site to work for the landscaping services portion of the business. Another six(6) employees will work at the project site for the wholesale nursery, which will operate Monday through Friday from 7:00 a.m. to 5:00 p.m. The Community Development Department has been working with the applicant to obtain the necessary permit to operate their business at the current location. This item, which would ordinarily be processed at the staff level, is being referred to the Planning Commission because of neighborhood opposition. Neighborhood Opposition The Community Development Department has received eleven letters in opposition. The letters expressed concerns regarding aesthetics, noise, air quality, and traffic. Aesthetics: One neighbor expressed concerns with regard to huge piles of rocks being dumped in front of the house and onto the road. A solid masonry wall six (6) to seven (7)feet in height shall be erected along the southern and eastern property lines of the subject property to screen other properties from activities on the project site (Development Title Section 1022.4[d][1]). Additionally, all storage areas shall be screened from public roads, and outside storage is not permitted in front yards, street side yards, or in front of main buildings(Development Title Section 1022.4[d][2]). Noise: Development Title Table 9-1025.6 Part I does not list the Nursery Sales& Service-Landscaping Services and Wholesale use types as noise sensitive land uses. However, neighbors are concerned that the proposed use will generate objectionable noise. The proposed operating hours for the nursery are from 7:00 a.m. to 5:00 p.m. The nearest residence is approximately fifty feet away from the subject parcel and will be screened from the project with the required masonry wall. Therefore, noise levels from the business are expected to be less than significant. Air Quality: Neighbors expressed concerns about an increase in dust as a result of the landscaping business. Any dust created as a result of truck and automobile traffic will be greatly reduced by paving all parking spaces, driveways and maneuvering areas. The San Joaquin Valley Air Pollution Control District has determined that this project will have a less-than-significant impact on ambient air quality. Traffic: Several neighbors expressed concerns about the impact of traffic on Fox Road as it is already a narrow road and traffic is delayed when neighbors must wait for trailers and trucks of the landscaping business. Fox Road has an existing right-of-way of forty(40)feet and a planned right-of-way of fifty (50) feet. Highway 12 has an existing right-of-way of eighty (80)feet. The project is expected to create an additional forty (40)trips per day. Public Works has determined the additional traffic generated as a result of this project will not require a traffic study. San Joaquin County PA-0600066/Eckroth ./ Community Development Page 3