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Opposition The Community Development Department received six letters of opposition citing concerns regarding the project.These concerns included air quality,water quality and hydrology,traffic, noise, hazardous materials and chemicals, litter, light pollution, utilization of private services, and land use compatibility. Air Quality:As discussed previously, the project completed the AIA process, which resulted in mitigation measures related to project emissions. These measures are included in the project's Mitigation Monitoring and Reporting Program (Attachment E), and are also included in the project's recommended Conditions of Approval (Attachment G). With the inclusion of these mitigation measures, project impacts to air quality are anticipated to be less than significant. Water Quality and Hydrology: Concerns were raised regarding the process water discharge area potentially affecting ground water quality and ground water supply. The discharge area is planted in alfalfa, and the alfalfa acts as a natural filter for the process water. The applicant states that the discharge water is tested and must meet specific levels before the water can be dispersed into the discharge area as outlined in the previously discussed CVRWQCB Order. As a result, project impacts to water quality are anticipated to be less than significant. Regarding water usage, the project will be served by an existing on-site well. The proposed agricultural processing facility anticipates using approximately 15,000 gallons of water per day for 6 weeks for processing pears from July to September and 200 gallons of water per day for 6 weeks during holiday fruit packaging. The remaining 40 weeks of the year, the water usage is anticipated to be approximately 30 gallons per day. Any improvements to the well must be done under permit from the Environmental Health Department. Based on this information, project impacts related to hydrology are anticipated to be less than significant. Traffic:Traffic concerns included objections to the project using the East Pine Street access point and the use of Surface Transportation Assistance Act (STAA)trucks. The proposed driveway from Pine Street will require an encroachment permit and will be subject to the rules and regulations of the Department of Public Works. No access is proposed from State Route 12, nor is access from State Route 12 required. The project applicant states that STAA trucks will make deliveries to the site. As a result, the Department of Public Works will require the applicant to obtain approval from Public Works and CalTrans for new or extended STAA routes. Approved routes may include additional improvements at the discretion of these agencies. California Environmental Quality Act (CEQA) Guidelines section 15064.3 requires Vehicle Miles Traveled (VMT) be evaluated as a part of the environmental review. The Community Development Department, in conjunction with the Department of Public Works, reviewed the VMT for the proposed project and has determined the project will generate less than 110 vehicle trips per day.Therefore,the project is considered a small project according to the Technical Advisory on Evaluating Transportation Impacts in CEQA, as published by the California Office of Planning and Research (OPR) in December 2018. As a result, traffic impacts are anticipated to be less than significant with this application. Noise:Regarding noise, Development Title Section 9-404 lists the Residential use type as a noise sensitive land use. Development Title Section Table 9-404.050 states that the maximum sound level for stationary noise sources of 65dB is normally acceptable and does not require additional study. The nearest single- family residence is located approximately 600 feet southwest of the project site and packaging activities will occur indoors. Agricultural activities like fruit processing are covered under the Right-to-Farm ordinance, which states agricultural activities shall not be considered a nuisance. Additionally, noises from construction activities are exempt from noise standards provided the construction occurs no earlier than 6:00 A.M. and no later than 9:00 P.M. The proposed project would be subject to Development Title standards pertaining to maximum sound levels for stationary noise sources and construction activities. As a result noise impacts are anticipated to be less than significant with this application. Planning Commission Staff Report, PA-2200090, PA-2100295 (GP, SA) 8