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Neighborhood Opposition The Community Development Department has received three letters in opposition from neighbors and the Department of Conservation and a letter of support from the Farm Bureau that conditionally supports the project but cites specific concerns regarding uses on Williamson Act property. The letters of opposition expressed concerns regarding traffic, land use, and noise. Traffic: Neighbors are concerned the proposed project will increase traffic that will impact the existing private road. The existing private road is approximately 1,920 feet long and extends north from De Vries Road. In addition to the subject property, two other property owners' residences have access from this roadway and both of these neighbors submitted letters of opposition because of the increase in traffic to this private roadway. The Department of Public Works determined that the project would not require a traffic study as the project generates less than 50 trips per any one hour, which is the threshold for requiring a traffic study. As a Condition of Approval, the Department of Public Works reserves the right to require a traffic study if any marketing events are held for more than 150 people. Additionally, as a Condition of Approval, all vehicular parking related to the winery shall be on-site at all times and parking in the County right-of-way for all winery related events shall be prohibited. Therefore, any impacts from traffic are expected to be reduced to less than significant. Land Use: Neighbors expressed concerns regarding the project's compatibility with surrounding agricultural uses and expressed concern the winery is an event center with advertisements for weddings that are not compatible within an agricultural area. This project conforms with the current zoning of AG-40 (General Agriculture, 40-acre minimum) and the General Plan designation of A/G (General Agriculture). The surrounding uses are agricultural with scattered residences along the perimeter of the property. The proposed Wineries and Wine Cellars-Winery, Small use type may be conditionally permitted in the AG-40 zone subject to an approved Site Approval application. The applicant intends to continue to operate the previously approved sixteen (16) marketing events per year. The winery ordinance permits marketing events as an accessory use to a winery with a discretionary permit (Development Title Section 9-1075.5[m]). Marketing events can take many forms, but they all must promote wine and have wine from the associated vineyard for sale. Marketing events shall end by 10:00 p.m. pursuant to Development Title Section 9-1075.5(m)(2). The applicant has indicated the marketing events are specifically geared to sell their wine. Noise: Neighbors in opposition expressed concern regarding the amplified noise from the marketing events. The nearest residence is located 500 feet southeast of the project site. Pursuant to Development Title Section 9-1025.9(a)(1), a residential use is a noise sensitive land use. However, amplified sound is permitted at both indoor and outdoor marketing events pursuant to Development Title Section 9-1075.5 (i). Although the marketing events were previously approved under Use Permit Application No. PA-0800203, the applicant is proposing a new location for the amplified music and a noise study was conducted to identify possible mitigation measures for any amplified noise source impacts on surrounding residences. The previously mentioned noise study concluded the proposed winery can comply with the county noise level standards provided certain mitigation measures are implemented. These mitigation measures have been incorporated into the Conditions of Approval. Additionally, marketing events must comply with Development Title Section 9-1025.9 regarding stationary noise standards (50 dB Hourly Equivalent Sound Level daytime, 45 dB Hourly Equivalent Sound Level nighttime, 70 dB maximum sound daytime, 65 dB maximum sound nighttime). Each of the noise level standards shall be reduced by 5 dB for noise primarily consisting of speech or music. Marketing events must end by 10:00 p.m. Therefore, any noise impacts from this project will be less than significant. San Joaquin County PA-1200192\Panella Community Development Page 4