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Analysis Background On June 17, 1988, the Planning Division approved Site Approval Application No. SA-88-39 for a grain storage facility. The project included four grain storage pads, an office, and shop. The existing grain storage facility is not a part of this project. This item, which would ordinarily be processed at the staff level, is being referred to the Planning Commission because of neighborhood opposition. Facility Operations The agricultural by-products consist of tomato pumice, grape pumice, potatoes, pumpkins, parsley, corn, rice, and almonds. The proposed facility will employ four employees. From June to October, hours of operation are from 6:00 a.m.to 8:00 p.m. daily. From November through May, hours of operation are from 7:00 a.m. to 5:00 p.m. Agricultural by-products are preprocessed off-site to remove excess moisture and then hauled to the project site. Upon arrival, the materials are unloaded and thinly spread on the paved surfaces (drying beds). The materials are solar dried and then stockpiled for approximately four days until hauled off-site. Lot Line Adjustments On December 3, 2002, the Community Development Department approved Lot Line Adjustment application No. PA-0200529,which included adjusting the property lines of the subject parcel. The Notice of Lot Line Adjustment was recorded but title was not transferred reflecting the adjusted lot line configuration. On October 20, 2006, the Community Development Department approved Lot Line Adjustment application No. PA-0600541 and adjusted the property lines to the configuration depicted on the site plan. The Notice of Lot Line Adjustment was recorded but title was not transferred reflecting the adjusted lot line configuration. As a Condition of Approval, new recorded deeds shall be submitted reflecting the lot line adjustments (PA-0200529 and PA-0600541, consecutively)prior to the issuance of the grading permit. Neighborhood Opposition The Community Development Department received seven letters in opposition from the surrounding neighbors. The letters expressed concerns regarding the project's impacts on odor, noise, air quality, groundwater contamination, traffic, and land use. Odor: Neighbors are concerned about the odor generated from the operations. As a Condition of Approval, the Environmental Health Department is requiring the operator to develop and implement an Odor Impact Management Plan. Implementation of the Odor Impact Management Plan will ensure odor impacts are reduced to less than significant. Air Quality: Neighbors are concerned about the impacts to air quality. San Joaquin Valley Air Pollution Control District submitted a letter dated July 11, 2012 and indicated project specific emissions of criteria pollutants are not expected to exceed District significance thresholds of 10 tons/year NOX, 10 ton/year ROG, and 15 tons/year PM10. Therefore, the District concludes that project specific criteria pollutant emissions would have no significant adverse impact on air quality. Additionally, implementation of the Odor Impact Management Plan will ensure impacts to air quality are reduced to less than significant. San Joaquin County PA-1200122/Gilton Community Development Page 3