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Item No. 3 PC: 5-6-93 , UP-92-31 Page 3 STAFF ANALYSIS BACKGROUND: Property History: The brick warehouse on the property was constructed around 1873 to house the Bachman and Brandt Chicory Mill and was designated a Registered Historical Site in 1980. The building, currently being used as a winery, has been approved for a number of uses over the years. In the last 30 years, those uses have included the storage and repair of boats and the sale of marine supplies (UP 2555), a one-unit trailer park (UP 2888), a worm farm (UP 5037), the sales and storage of antiques and personal storage over a one-year period (U-81-67), and warehousing of wine, vinegar, and canned goods (U-85-1). The restaurant has been operating for over a year, and this Use Permit application has been submitted to bring that operation into compliance with the requirements of the Development Tale, as well as up to minimum Building, Fire, and Health Code requirements. POLICY CONSIDERATIONS: General Plan and Zoning: The site is designated as AIG (General Agriculture) by the 2010 General Plan with an accompanying zone designation of AG-40 (General Agriculture; 40-acre minimum parcel size), which is a compatible implementing zone for the AIG General Plan designation. The proposed uses, restaurant and community assembly, are not permitted in the AG-40 zone; however, a change in use of a historical resource is permitted subject to an approved Use Permit application and approval of two additional Findings (see Development Title Section 971053.5). AREA/NEIGHBORHOOD COMPAT1BIUTY_ y Two letters of opposition were received in response to the application referral for this project. One was submitted by the owner of the adjacent Changing Tides Resort, and one was received from the owner of the residence at the south end of the right-of-way. The concerns identified in those letters were land use conflicts, access, parking, and drainage. Those concerns are discussed in the following sections of the staff report. Land Use: The subject parcel is located on a private right-of-way on the south side of Bowman Road, west of French Camp. The private right-of-way is also used by the residence located on the north side of the property and the Changing Tides Resort on the south side of the property. The access road serves two parcels, one containing a residence,.further south of the resort. The parcel is bounded by the San Joaquin River on the west, with agricultural uses beyond, and agricultural uses on the east side of the access road. Based upon a review of the application and the surrounding land uses, the proposed facility is not expected to result in any significant, adverse land use conflicts with those uses. The construction of a parking lot on the east side of the right-