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Analysis This Site Approval application, which would normally be processed under Staff Review with Notification procedures, has been scheduled for a hearing before the Planning Commission due to the significant amount of public opposition generated by the application's referral to surrounding property owners. GENERAL PLAN/ZONING CONSISTENCY The General Plan and zone designations for the project site are C/G and C-G (General Commercial), respectively. The Development Title states that the'Adult Entertainment"use type, which the Director has determined includes juice bars, may be permitted in the C-G zone subject to an approved Site Approval application. NEIGHBORHOOD OPPOSITION The project's application referral generated a significant amount of opposition: petitions containing 4,750 signatures; 268 copies of a letter, including two signed by business owners, 41 signed by residents of the EI Rey Mobilehome Park, and 42 signed by residents of the Rancho Trailer park; 18 copies of a letter from businesses in the area and containing 24 signatures; and 27 individual letters containing the names of 88 people. The petitions and letters addressed two primary concerns: land use conflicts, and crime. One letter of support was received from the operator of a nearby market on Waterloo Road. That letter states that the proposed use 'will not be a detriment to the surrounding area" if adequate security is provided to the nightclub. The same operator and the owner of the market later signed a letter in opposition to the proposed project. Land Use The 1.4-acre project site currently contains a 12,000-square-foot building that formerly housed a bakery. On March 16, 1995, the Planning Commission approved Site Approval Application No. SA-94-38 to establish a 250-seat church with accessory retail sales in the portion of the building proposed for the nightclub. The site is surrounded by Waterloo Road and commercial uses on the south; Auto Avenue, a market, and residences on the west; a residence, warehouse, heavy equipment storage, mobile home park, and check cashing business on the east; and a residence and trailer park on the north. The area is generally developed with commercial uses along Waterloo Road and residences behind those uses and on intersecting streets. August Elementary School and Gianone Park are located approximately one- quarter of a mile to the northeast and southeast, respectively. There are three small churches located approximately one-quarter of a mile northwest of the project site. The opponents to the project have stated that the proposed nightclub will conflict with existing land uses in the vicinity of the project site. Because the proposed use will take place entirely within the existing building and because the parking area could be screened from adjacent residential uses by a combination of masonry walls and landscaped screens, the proposed use of the building is itself not expected to result in adverse land use conflicts. The proposed hours of operation, specifically the requested closing time of 2:00 a.m.,will result in adverse impacts upon the adjacent residential land uses. Those impacts would be composed primarily of traffic-related noise and noise from customers in the parking lot during the late night and early morning hours. These impacts, because they would take place after standard closing times for commercial uses, are expected to have a more adverse impact on adjacent and nearby residences than existing commercial uses in the area. Moving up the nightclub's San Joaquin County SA-95-42/Fetzer Community Development Page 7