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Anaiysis Background On June 4, 1998, the Planning Commission approved Site Approval Application No. SA-97-0069 to construct an 11,020 square-foot building and gas pumps with canopy to be used for offices, retail sales, and combination mini-mart/gasoline sales. The combination mini-mart/gasoline sales was to be open 24 hours a day, and the office space and retail sales were to be open various hours. On February 3, 2000, a one-year Time Extension was approved by the Planning Commission for SA-97-0069. The project was never started, and the application expired on February 4, 2001. Site Approval No. SA-97-0069 was referred to the Planning Commission because of the large amount of opposition to the orientation of the gasoline pumps, the mini-mart hours of operation, the location of the driveway onto Sierra Drive, and the potential land use conflicts with residents of the Lockeford Bluffs Subdivision. The Community Development Department initially intended to recommend denial to the Planning Commission based on the inability to make all of the required findings in the affirmative - specifically, the original project design with access onto Sierra Drive and operation of a 24 hour mini-mart/ with gasoline sales. The applicant submitted a revised site plan before going to the Planning Commission, eliminating vehicular access off of Sierra Drive and extending a solid masonry wall and landscaping along Sierra Drive to the intersection of State Route 12/88. No letters in opposition were received, and a letter from the Clements-Lockeford Chamber of Commerce was received that supported the revised project. The current application under consideration is PA-0400400 and was submitted to the Community Development on July 12, 2004, for a different project which includes the use of a drive-through coffee house and two new commercial buildings. The applicant states the hours of operation for the drive-through coffee house are from 6:00 a.m. to 6:00 p.m., and the professional services and retail sales buildings will be open from 8:00 a.m. to 9:00 p.m. No 24-hour operation businesses are proposed. As a condition of approval, the hours of operation will be limited. The applicant concurs with this requirement. On December 15, 2004, a traffic impact study was completed by Dowling Associates, Inc. The study for the proposed project determined that the amount of traffic generated as a result of this project will have a less than significant impact on the existing levels of service on State Route 12/88 and North Sierra Drive. The proposed driveway locations on Sierra Drive were also found to be adequate for the proposed project. Neighborhood Opposition The Community Development Department has received one letter and a petition with 57 signatures opposing the new proposed project. The opponents have raised the following issues.- Access ssues:Access and Traffic • No driveways should be allowed from the project area onto North Sierra Drive because there is plenty of frontage space along State Route 12/88 to allow traffic to flow in and out of the development. In response, North Sierra Drive has an existing right-of-way width of 60 feet and a planned right-of-way width of 60 feet. State Highway Route 12/88 have existing rights-of-way widths of 90 feet and planned right-of-way widths as determined by Caltrans. As a condition of approval, the driveway approaches will be improved in accordance with the requirements of San Joaquin County Standards CW-C11 prior to issuance of the occupancy permit. San Joaquin County PA-0400400\Wright Community Development Page 3