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Analysis Background On January 9,2007,the Board of Supervisors approved General Plan Map Amendment No. PA-0600037 to amend the designation from General Agriculture(AIG)to Commercial Freeway Service (C/F$) and Zone Reclassification No. PA-0600552 to change the zoning from General Agriculture,40-acre minimum,(AG-40) to Commercial Freeway Service(GFS). On March 20,2008,the applicant submitted this Use Kermit application.The Public Works Department required a traffic study and the Community Development Department required a noise study. Traffic Study The Department of Public Works required a traffic study be prepared to analyze project impacts.A traffic study, dated July 31, 2009, was prepared by Kimley-Hom and Associates, Inc.The traffic study analyzed the Roth Road intersections at Manthey Road, southbound on-and off-ramps at I-5, northbound on-and off-ramps of 1-5, and Harlan Road. The Public Works Department reviewed the traffic study and the recommended mitigation measures to determine the recommended conditions of approval.. Traffic mitigation measures pursuant to Public Works conditions of approval Include: • Instal("Stop"signs at three intersections (Roth Road at Manthey Road; Roth Road at 1-5 southbound ramps; and Roth Road at 1-5 northbound ramps); • Fair share amount of$1,148,522.00 for four intersections(Roth Road at Manthey Road; Roth Road at )-5 southbound ramps; Roth Road at 1-5 northbound ramps; and Roth Road at Harlan Road); • Install"Pedestrian Crossing"signs and striped crosswalk legends (Manthey Road adjacent to the onsite "Access Road" intersection); and • Apply for a"No Parking"zone along the westerly extension of Roth Road. Noise Study The Community Development Department required a noise study to determine the required noise mitigation, if any,for the hotel. Bollard Acoustical Consultants, Inc.prepared the study,dated July 15, 2009.The noise study recommends that; 1)all upper floor windows from which 1-5 traffic is visible shall have a minimum STC Rating of 34;2) all ground floor hotel windows from which 1-5 traffic is visible shall have a minimum STC Rating of 30; and 3)air conditioning shall be provided to all residences of this development to allow the closure of windows as desired for acoustical isolation.These recommendations have been included in the Conditions of Approval. Neighborhood Opposition The Community Development Department received three letters of opposition.The letters are ooneemed with notification and the CEQA process,the lack of facHitles,traffic,farming in the vicinity,and wildlife. The third letter is from an adjacent landowner who is concerned about the effects of the project on his farming practices and the surrounding neighborhood. San Joaquin County PA-0800102Welly Community Development Page 3