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General Plan & Zoning The General Plan designation for the project site is currently A/G (Agriculture / General). The property is currently zoned AG-40 (Agriculture — General, 40 acre minimum parcel size). This use type, Educational Services - General may be permitted in the AG-40 zone subject to an approved Site Approval. The project is proposed to be developed with all on-site services including private wells, an on-site septic system and on-site storm drainage. Currently, there are residences on each of the surrounding properties. Development Title Section 9-1022.4[d][1] states, "If a commercial project abuts a residential zone, an area shown on the General Plan for residential use, or an existing residential use, a solid masonry wall six (6) to seven (7) feet in height shall be erected along the abutting property line." Therefore, the applicant's proposal to construct a masonry wall around the perimeter of the project site is consistent with the Development Title section listed above. Land Use Two of the properties adjacent to the project site are currently in agricultural use. Any aerial spraying on adjacent agricultural properties during the hours of operation of the proposed school may be an issue of concern regarding the health and safety of the students and faculty. Traffic The Department of Public Works will require a traffic study for the proposed project. Noise The project site is located within the 65 dB Ldn noise contour from State Route 99 (County General Plan, Volume IIID-26). The project will be required to comply with the Development Title's minimum noise standards for the "Educational Services" Use Type (Development Title Table 9-1025.9). The Title states that for transportation noise sources, the decibel level of the interior spaces of a school shall not exceed 45 dB Ldn. According to the noise contours in the General Plan, the 65-decibel contour is located 704 feet to the east of the highway. Therefore, pursuant to the County Development Title, an acoustical study will need to be prepared for this project identifying present and future noise sources, noise levels, potential impacts, and any noise attenuation measures, if applicable, to render the impacts to less-than significant. If noise levels are identified as being significant, and no feasible mitigation measures are identified, the project may not be viable.