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f. Multi-Species Habitat Conservation and Open Space Plan (SJMaCP), and if the applicant ti chooses to participate, then the proposed project is consistent with the SJMSCP, as amended, as reflected in the conditions of project approval for this proposal. Pursuant to the Final EIR/EIS for San Joaquin County Multi-Species Habitat Conservation and Open Space Plan (SJMSCP), dated November 15, 2000, and certified by SJCOG on December 7, 2000, implementation of the SJMSCP is expected to reduce impacts to biological resources resulting from the proposed project to a level of less-than-significant. If the applicant chooses not to participate, then the applicant will be required to participate in a similar mechanism that provides the same level of mitigation. 8. Utilities and Public Services 8.a. The underlying project for this Variance application is to obtain a Building Permit for an existing solid fence that was built without the benefit of a permit. The parcel will continue to be served by private well for water service, and onsite septic system for sewer service. Storm water drainage will be required to be retained on-site. Therefore, impacts on public services will be less than significant. 9. Transportation/Circulation 9.a. The Variance application is requesting to vary the minimum front yard setback requirements for a ten (10)foot high solid fence from thirty(30)feet to one and a half(1.5)feet. The Department of Public Works states that North Davis Road has a current and planned right-of-way width eighty (80) feet. Although the requested setback is one and a half (1.5) feet from the property line, the location of the wall is approximately thirty-five(35)feet from the edge of the roadway and one and a half (1.5) feet from the planned Right-of-Way width. The Department of Public Works has determined that the construction of closed fence with a maximum height of ten (10) feet, that is setback one and a half(1.5) feet from the front property line, will not create a line of sight issue. In addition, the closed fence will not significantly increase the traffic levels in the area; as the proposed-project is not expected to exceed fifty (50) vehicles during any hour. Projects that have a traffic volume that is less than fifty trips per hour have a less than significant impact on traffic. 13. Land Use 13. a. & b. A Variance application is intended to provide a means of altering the requirements of the Development Title in specific instances where the strict application of those requirements would deprive a property of privileges enjoyed by other properties in the vicinity and under identical zoning because of special circumstances applicable to the property involved. Approval requires meeting findings that state there are -special circumstances applicable to the property that deprives the landowner of uses enjoyed by other property owners in the same zone, that granting the Variance will not constitute a grant of special privileges, and that the granting of the Variance will not authorize a use or activity which is not otherwise expressly authorized by the regulations governing the parcel. If approved, the applicant will be required to obtain a Building Permit for the solid wall as a Condition of Approval. Granting this Variance application will not conflict with any existing or planned land uses in the vicinity. The approval would permit a ten (10) foot high closed fence to be located one and a half (1.5) feet from the front property line. The surrounding vicinity is zoned AG-40 (General Agriculture, 40-acre minimum) and is being used for agriculture with scattered residences.Therefore, the project is not growth inducing and will not encourage additional requests for related uses. The Variance will not set a significant land use precedent, nor will it conflict with existing or planned uses in the vicinity.