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Analysis Backaround The existing quarry was originally permitted in 1957, and renewed under EP-75-3 (Excavation Permit). An EIR was prepared in 1975(EIR-75-6).The permit allowed the extraction of 1,500,000 cubic yards of sand and gravel. In 1981 EP (EP-81-6) was approved by the Board of Zoning Adjustment for the removal of 500,000 tons of material over a five year period. On August 3, 1989, the Planning Commission approved Quarry Excavation permit QX-89-2, with an expiration date of August 31,2009.This was a renewal of EP-81-6. On March 4, 1999 the Planning Commission approved a Revision of Approved Action application to amend Ordinance Development Requirement No. 14 and Condition of Approval No.1.d. Ordinance Development Requirement No. 14: Duration of Approval: Extend the life of the permit 30 years from the original date of approval,with an expiration date of March 4, 2029. Condition of Approval No.1.d: The excavation and rehabilitation shall progress as indicated in the submitted rehabilitation plan.The excavation and rehabilitation shall be complete prior to 30 years from the date of approval of the Revisions of Approved Actions. Project Setting Permitted activities for the site consist of processing of aggregate materials (sand and gravel). Aggregate is trucked to the site from off-site source pits, washed, screened and crushed. Additional sand is excavated from the quarry located northeast of the project site and transported via conveyor belts underneath East River Road to the processing facilities. The processed aggregate is either directly hauled to the construction site, or is used for the onsite asphalt concrete hot mix batch plant(AC plant). The site consists of reclaimed areas, reserve areas, wash ponds, production facilities, administrative offices, and access roads. The reclaimed and reserve areas are mostly planted in orchards. The orchards are farmed by independent contractors. The project site is bounded on all sides by agricultural lands (almond and walnut orchards)and scattered residences. Permitted Accessory Uses Quarry Excavations are classified under the use type"Quarry Operations"(Development Title Section 9-115.530) and may be conditionally permitted in the AG-40 (General Agriculture, 40-acre minimum)zone with an approved Quarry Excavation Application. Permitted accessory uses are separation plants, rock crushers, concrete and asphalt batching plants and are incidental or subordinate to the main use of the land. In the past years the current permitted operation and main use of the property was excavation of mineral resources. However, the primary source material and mineral resources for processing at this site comes from other mining pits and not directly from the existing operation. As a result of this the site has significantly increased its production and principally operates as an intensive processing facility for off-site aggregate materials. Subsequently, over the past years the accessory use of the asphalt batch plant has evolved into the main use which is primarily an "Industrial Project" and has generated potentially significant land use conflicts. The current request is to operate only at nighttime an accessory use which is an asphalt batch plant. In order to operate an asphalt batch plant independently from the main use as proposed in the current request the use type classification would be"General Industrial-Heavy' (Development Title Section 9-115.460). The current zoning of the parcel is AG-40 (General Agriculture, 40-acre minimum) and this zone does not permit for the operation of an asphalt batch plan independently from the main use. San Joaquin County QX-89-0002IAggregates Inc. Community Development Page 4