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Neighborhood Response The Community Development Department has received eleven letters in opposition. The letters expressed concerns regarding aesthetics, noise, air quality, traffic, materials and equipment. Aesthetics: The proposed use type of Nursery Sales and Service- Landscaping Services may be conditionally permitted in the General Agriculture (A/G) zone with an approved Site Approval. A solid masonry wall (6) to seven (7) feet in height shall be erected along the southern and eastern property lines of the subject property to screen other properties from activities on the project site (Development Title Section 1022.4[d][11). All storage areas shall be screened from public roads (Development Title Section 1022.4[d][2]). Noise: Development Title Table 9-1025.6 Part I does not list the Nursery Sales & Service-Landscaping Services use type as a noise sensitive land use. However, neighbors are concerned that the proposed use will generate objectionable noise. Per the Site Approval Application, the proposed operating hours for the rock yard are from 7:00 a.m. to 5:00 p.m. The nearest residence is approximately fifty feet away from the subject parcel and will be screened from the project with the required masonry wall. Thus, noise levels from the business are expected to be less than significant. Air Quality: Any dust created 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. Traffic: Fox Road has an existing right-of-way of forty (40) feet and a planned right-of- way of fifty (50) feet. Highway 12 has an existing right-of-way of eighty (80) feet. The project is expected to create an additional forty (40) trips per day. Public Works has determined that the additional traffic generated as a result of this project will not require a traffic study. Materials and Equipment: The business is proposing to operate Monday through Friday between the hours of 7:00 a.m. and 5:00 p.m. Outside storage is not permitted in front yards, street side yards, or in front of main building (Development Title Section 1022.4[d][2]). The Community Development Department has reviewed the Site Approval Application and responses from other agencies, and pending any outstanding issues have been resolved, will be recommending approval subject to the following conditions: Site Approval Application No. PA-0600066 was approved by the San Joaquin County Community Development Department on. The effective date of approval is. This approval will expire on, which is 18 months from the effective date of approval, unless (1) all Conditions of Approval have been complied with, (2) all necessary building permits have been secured and remain in force, and (3) all necessary permits from other agencies have been secured and remain in force. Unless otherwise specified, all Conditions of Approval and Ordinance requirements shall be fulfilled prior to the establishment of the use and the issuance of any