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Analysis This Site Approval application, which would normally be processed under Staff Review with Notification procedures, has been referred to the Planning Commission due to the amount of public opposition generated by the application's referral to surrounding property owners. Consistency with Ordinance Requirements Development Title Text Amendment Application No. TA-93-2, adopted by the Board of Supervisors on November 9, 1993, established procedures for obtaining status as a nonconforming use. Those procedures are contained in Section 9-235.7 of the Development Title (see Attachment A). Subject to securing an approved Site Approval application and complying with applicable Ordinance requirements that would have been required at the time the use was established, a use that was established without the required permits may be designated a nonconforming use. Additional requirements, beyond those in place at the time the use was established, may be imposed on the use to protect public health, safety, and welfare. It is under this section that the applicants are requesting to establish nonconforming status for the existing truck parking. The following are the relevant events related to this application: 1. The Planning Title was amended (November 26, 1983) to define truck parking and include it in the permitted uses in the agricultural zones, subject to an approved Use Permit application. The Ordinance did not include a minimum parcel size requirement for establishing truck parking. 2. The applicants entered into a real estate contract with the previous owner to acquire the property _ in March 1987 and established the truck parking use at that time. Prior to owning the property, the applicants rented the property and parked their truck on it. 3. The requirement for an approved Use Permit application in order to establish truck parking was changed to an approved Site Approval (June 18, 1987). 4. The Planning Title was amended (May 21, 1988) by adding the requirement for a two-acre minimum parcel for establishing truck parking in agricultural zones. Based on the current provisions of the Development Title and because the applicants had already established the use prior to the two-acre minimum requirement, the two-acre requirement is discretionary and is not included in the recommended Conditions of Approval. Neighborhood Opposition Twelve letters of opposition were received in response to the application referral for this project. In addition, one letter was received from an attorney representing a neighbor who is in opposition to the project. Opposition to the project is based on the following issues: traffic, public safety, and zoning/land use compatibility. Traffic. Opponents to the project stated that Woodbridge Road is too narrow for this use and that approval of the project would result in an increase in traffic and speeding, as well as parking on the shoulder of the road. San Joaquin County SA-94-11/Keylon Community Development Page 5