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Analysis Background The original referral for this project, which was mailed on April 20, 2007, included trap shooting which would take place once a month. The applicants sent a memo, dated May 4, 2007 that states that the applicants have eliminated trapshooting from the project description. A new referral was distributed on May 8, 2007, that eliminated trapshooting from the project description. A Site Approval for an outdoor sports club in the AG-20 zone would normally be processed at staff level. However, it is being referred to the Planning Commission because of neighborhood opposition. Traffic Study The Department of Public Works required a traffic study to determine any traffic impacts of the proposed project on the surrounding roads. As a result of the traffic study, the Department of Public Works added two Conditions of Approval to the project to reduce the impact of traffic to a less than significant level. The first requirement states, "the applicant/developer shall pay their fairshare for a four way "STOP" control at the intersection of East Woodbridge Road and State Highway Route 99 West Frontage Road, prior to issuance of building permit. The fairshare amounts to $262.00." The second requirement states, "the proposed driveways shall be"STOP" controlled and shall be shown on the Site Plan." Opposition The Community Development Department received three letters in opposition to the project. The concerns include traffic, noise, removal of the palm trees, crime, and the effect of this project on the agricultural spraying of neighboring farms. Traffic: The Department of Public Works required a traffic study to determine if the traffic impacts could be mitigated to a level of less than significant. As a result of the study, the Department of Public Works required two Conditions of Approval. Noise: The concerns regarding noise were about the trap shooting and the day-to-day operations of an outdoor sports club. Trap shooting is no longer a part of this application. The sports club must meet or exceed the noise performance standards contained in Development Title Section 9-1025.9 Palm trees: There are palm trees on the existing project site. There are no requirements to remove or keep the palm trees. Crime: A referral letter was mailed to the Sheriffs office on April 20, 2007 and May 8, 2007. The Sheriffs Department responded with a memo dated May 7, 2007. All comments were concerned with the trap shooting. No comments were concerned with crime. Spraying: Outdoor sports clubs are a permitted use in the AG-20 zone, as is agriculture. The County has a right-to-farm ordinance that limits nuisance complaints regarding spraying. The right- to-farm ordinance (Section 6-9004(3) states: San Joaquin County PA-0700180\Hyske Community Development Page 3