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E Analysis Background The property is developed with two single family residences, a garage, and a barn. The Community Development Department has no record of any land use permits for the property. Support The Community Development Department has received six letters and a petition in support of the project. Neighborhood Opposition The Community Development Department received eleven (11) letters in opposition to the proposed project. The letters raised concerns regarding traffic, loss of agricultural land, land use compatibility, and impacts to wildlife. Traffic As part of the review of the proposed project, the San Joaquin County Public Works Department required that a traffic impact analysis be performed. A traffic analysis dated June 16, 2004, was prepared by Dowling Associates- The traffic study evaluated three intersections and identified mitigation measures to reduce the impacts of the proposed project on traffic in the project area. The Department of Public Works reviewed the traffic study and recommends the following conditions: Traffic originating from the north shall access the site by traveling south along Davis Road,West Lane, or other roadway to Armstrong Road, then from Armstrong Road to north-bound Lower Sacramento Road. Access to the site from south-bound Lower Sacramento Road is prohibited. Access shall be limited to right-tum in and right-turn out in conformance within the Lower Sacramento Road Special Purpose Plan. Until the improvements to Lower Sacramento Road, as outlined in the Special Purpose Plan, are constructed, persons accessing the site shall not make U-turns along Lower Sacramento Road. Loss of Agricultural Land The project will result in the loss of 4.6-acres of agricultural land. The applicant proposes to mitigate for the loss of agricultural land by clustering the development on the site to minimize the amount of land converted to a nonagricultural use. The remainder of the site will remain in agriculture. Land Use Compatibility To the north of the site is a wholesale nursery/landscape maintenance facility. The properties to the east and south are in agriculture. The site is bordered on the west by Lower Sacramento Road. The tent to be used during Phase One will be located on the north end of the property near the wholesale nursery/landscape maintenance facility. Because the project is located on the west 4.6 acres of the 18.65 acre parcel, there will be a 400 foot buffer between the project and the agricultural use to the east. A proposed 70-foot wide parking area will separate the project from the agricultural use to the south, and Lower Sacramento Road will separate the use from the agricultural uses to the west. This project is not expected to result in significant land use conflicts_ San Joaquin County PA-03006661Paroogia Community Development Page 3