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C) Analysis Revised Use Permit Application No. UP -98-2 was filed on January 4, 1999, to construct 40,550 -square -foot dry boat storage facility in two phases. Phase I consists of a new 24,000 -square -foot building. Phase 11 consists of a new 13,300-square-footbuilding plus the conversion of an existing 3250 -square -foot building for a total of 16,550 square feet. The boats will be transported from the dry boat storage facility through Honker Cut Marina property to the marina. This applicationwas originally filed on January 30, 1998, to constructa ± 77,000-square-footdry boat storage facility in seven phases with terminal drainage. The applicant and his representatives, however, were not successful in obtaining the necessary drainage easements from Delta Farms Reclamation District No. 2044. Because the property is only five acres, the application had to be revised to scale down the project in order to be able to provide for on-site drainage. General Plan and Zoning The General Plan for this site is designated Agriculture, and the zone classification is AG -40 (General Agriculture, 40 -acre minimum parcel size). The proposed use is classified as Recreation -Marina, which is permitted in the AG -40 zone subject to an approved Use Permit. Access. Surfacing, and Parking Access to the property is from Eight Mile Road. Improvements may be required at the entrance to ensure that trucks can enter and exit the property without entering into the opposing lane of traffic. The boats, once stored, will be transported to and from the marina through private property and not on Eight Mile Road. It would normally be required that the driveway and access areas on the site be surfaced with asphalt pavement. However, because the property is in the Delta, soil conditions are generally such that it is very difficult to adequately stabilize the soil. Therefore, in this case, the recommended surfacing requirements aver to place a "Petro -Mat" barrier between the subgrade soil and the base material. The wearing surface would be a double chip seal in lieu of asphalt pavement. A chip seal is oil with gravel "chips" that are spread over and rolled into the oil base surface. No on-site parking will be required. There will be no customers coming to the site, nor will there be any employees based at the site. Flooding and Drainage This property is within the 100 -year flood plain. The flood elevation is 8 feet NGVD. All buildings are to be constructed with the finished floor one foot above the 100 -year flood elevation, or the buildings will be flood proofed. Originally, it was proposed to have terminal drainage for the site. The applicants' attempts to obtain the necessary drainage easements were apparently unsuccessful with Delta Farms Reclamation District No. 2044. The project has been revised and downscaled to be able to provide on-site drainage that will be designed and constructed in accordancewith San Joaquin Improvement Standards. San Joaquin County UP-98-21Karnofel Community Development Page 3