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Analysis Background The applicant has been under enforcement since August 29, 2003. Enforcement action was taken due to the large amount of vehicles related to Deide Construction that were parked at this location without an approved land use permit. The applicant currently operates Deide Construction, which is located south of the proposed landscaping services project. This item, which would ordinarily be processed at the staff level, is being referred to the Planning Commission because of neighborhood opposition. Use Type The proposed use is applicable under the Nursery Sales & Service-Landscaping Services use type and may be conditionally permitted in the Limited-Agriculture (A-L)zone with an approved Site Approval. Land Use The site is bounded by residential uses to the north, construction headquarters to the south, residential uses to the east, and State Route 99/Frontage Road to the west. Neighborhood Opposition The Community Development Department has received six letters and one petition with forty-four signatures in opposition. The letters expressed concerns regarding aesthetics, noise, traffic, air quality, garbage, trash, materials, and equipment Aesthetics and Noise: Development Title Section 9-1022.4[d] states that for commercial projects that abut a residential zone, in areas shown on the General Plan for residential use, or an existing residential use, a solid masonry wall six (6) to seven (7) feet in height shall be required. As a result, a solid masonry wall six (6)to seven (7)feet in height will be required along the southern property lines of APN 061-090-38 and along the width of the project boundary along the eastern property line adjacent to APN 061-090-38 and along the eastern property line adjacent to APN 061-090-36. (Development Title Section 1022.4[d][1]) Traffic: Live Oak Road has an existing right-of-way width of 80 feet and a planned right-of-way width of 80 feet. The project is expected to create additional 32 trips per day. The additional traffic generated as a result of this project will not require a traffic study according to Public Works. Air Quality: Any dust created in the past as a result of truck and automobile traffic will be 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 less-than-significant impact on ambient air quality. Garbage and Trash: All storage materials and related activities, including storage areas for trash, will be required to be screened so as not to be visible from adjacent properties and public rights-of-way. Screening shall be six (6) to seven (7) feet in height. Outside storage is not permitted in front yards, street side yards, or in front of main buildings. (Development Title Section 1022.4[d][2]) San Joaquin County PA-03-524\Eagle Enterprises Community Development Page 3