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Analysis l Background In 2007 a General Plan Text Amendment (PA-0600441) was approved by the Board of Supervisors that broadened the locational criteria of the Freeway Service zone to include sites at the intersection of two state highways. In 2008 a Lot Line Adjustment Application was approved to align the parcel boundaries with the proposed General Plan Map Amendment and Zone Reclassification boundaries. Agricultural Mit '` ation This project will be subject to the Agricultural Mitigation Ordnance of the Development Title if the project is approved. The Ordinance requires agricultural mitigation for a General Plan Amendment that changes the designation of any land from an agricultural to a non-agricultural use or for a Zone Reclassification that changes the permitted uses from agricultural to a non-agricultural use (Section 9-1080.3(a]). Agricultural Mitigation shall be satisfied by granting a farmland conservation easement or other farmland conservation mechanism to or for the benefit of a qualifying entity as set forth in Development Title Section 9-1080.3(d):"The number of acres of agricultural mitigation land shall be at least equal to the number of acres that will be changed to a non-agricultural use (a 1:1 ratio). Pursuant to Section 9- 1080.3(f), submission of the required legal instrument to provide agricultural mitigation land shall occur at the time of Grading Prmit or Building Permit issuance. Surrounding Land Uses The parcels located to the north, south, east and directly west of the proposed project site have a General Plan designation of AIG (General Agriculture) and are zoned AG-40 (General Agriculture, 40—acre minimum parcel size)'. The parcel to the northwest has a General Plan designation of IIL(Limited Industrial) and is zoned AU-20 (Agriculture Urban Reserve, 20—acre minimum parcel size) and AG-40 (General Agriculture,,40—acre minimum parcel size). The parcel to the southwest has a General Plan designation of AIG (general Agriculture)and is zoned C-X (Crossroads Commercial). To the west of the proposed project sitE,is State Route 12188 Highway. General Plan Development Title Section 9-803.4 states that prior to approving a General Plan Amendment application, the Planning Commission and the Board of Supervisors shall determine the internal consistency of the General Plan is maintained in the adoption of the Amendment. The proposed amendment must be consistent with various General Plan goals, policies, objectives and implementation measures. Freeway Service Development and Locational Criteria . IV-25,261 The General Plan Commercial Development Chapter contains the following Specific Development and Locational Criteria fol.freeway service areas: (a) Freeway service-areas shall be designated only adjacent to full freeway interchanges, or where two (2) state highways intersect, where development will be easily accessible and visible to the freeway traveler when adjacent to a freeway, or to the state highway traveler when adjacent to the intersection of two(2) state highway. San Joaquin County PA-0900031 & PA-09000331Spanos Community Development Page 3