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physical conditions such as drainage, water supply, soil capabilities, topography, size, shape or location, and the availability and adequacy of public facilities such as roads, schools, police and fire protection, are found to be suitable for residential use and would not be unduly detrimental to the agricultural productivity of San Joaquin County. Permitted uses in the Rural Residential Zone include single family residences, agriculture, and foster homes. Other uses are permitted subject to a Conditional Use Permit. Refer to Appendix 13.2 for applicable requirements and zoning regulations of the Rural Residential Zone. IMPACTS Reeuested Actions. Requested project actions involving the Traina Brothers property include a General Plan Amendment to change the land use designation from Agriculture to Rural Residential and a rezoning of the property from General Agriculture (GA -10) to Rural Residential (RR -65). If the General Plan Amendment and Rezoning are approved, subdivision of 24.06 acres into 14 rural residential lots can be considered. The proposed zoning, RR -65, is Rural Residential with a minimum net lot area of 65,000 square feet. The intent of the Rural Residential Zone is described earlier in this section. For the purposes of cumulative analysis, the surrounding 384 acres has been analyzed as if it is proposed to be developed at the RR -65 density of one dwelling unit per 1.5 acres. With one exception, there are no actual requests to convert this prime agricultural land to residential uses at the present time. The exception consists of a request similar to the Trains Brothers for a General Plan Amendment Change, rezoning, and subsequent subdivision of 40 acres in the northeastern part of the study area. Land Use Compatibility. Although residential development of the Traina Brothers parcel would be compatible with the adjacent Valpico Rural Residential Area, this conversion of agricultural land to residential uses would increase the frequency and magnitude of existing land use incompatibility with adjacent agricultural parcels. For example, there will be increased traffic, noise and air quality as a result of the project and the 384 acre buildout. At the same time, development of the study area would subject the residences to railroad noise and truck traffic noise. In addition, for as long as the surrounding area remains agricultural, there will be compatibility impacts. Similarly, if the 384 acres of agricultural land surrounding the Traina Brothers property were to be developed as residential, there would be further problems with incompatibility with agricultural areas beyond the study area. However, the urbanization of the area has already placed restrictions on agricultural operations. Residential development close to agricultural development can restrict types of materials available to operators, methods of application, and timing of application. Similarly, the agricultural operations could be affected by increased neighborhood nuisances brought about by residents. These incompatibility issues would increase the potential demand for conversion of agricultural lands to urban uses. The use of setbacks and buffers between neighboring residential and agricultural operations would help offset nuisance impacts but would not be practical on a parcel by parcel basis. 3.1-9