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f Recommendations Action It is recommended.that the Planning Commission: 1. Approve the Negative Declaration;and. 2. Approve Use Permit No. PA-0500013 with the Findings and Conditions of Approval contained in the staff report. Findings 1. The proposed use is consistent with the goals, policies, standards, and maps of the General Flan, any applicable Master Plan, Specific Plan, and Special Purpose Plan, and any other applicable plan adopted by the County. • The Produce Sales, Agricultural Store, Large use type may be conditionally permitted in the AG-40 (General Agriculture, 40-acre minimum lot size) zone with an approved Use Permit application. The project is consistent with the goals, policies, standards, and maps of the General Plan. 2. Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways. • This finding can be made because additional utility and sanitation systems are not required. The project will be required to be served by an on-site well and septic system. The Environmental Health Department is requiring the septic system be designed in accordance with the Soil Suitability Study and Percolation Test. Also, the existing private water wells shall be tested for the chemical Dibromochloropropane and nitrates prior to issuance of a building permit. There will not be any additional stormwater runoff since all improvements will be done to the interior of the existing building. 3. The site is physically suitable for the type of development and for the intensity of development. • This finding can be made because the 13.18-acre parcel is of adequate size and shape to accommodate the proposed large agricultural store in an existing building on a.0.25-acre portion of the property. The Site Plan shows that there is sufficient area for parking and circulation, in compliance with Standards of the Development Title. Parking requirements can easily be accommodated on the project site. 4. Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare, or be injurious to the property or improvements of adjacent properties. • This finding can be made because the Initial Study prepared for the project found no potentially significant environmental impacts. San Joaquin County PA-05000131Biglieri Community Development page 4