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Analysis Background The applicant has an approved Lot Line Adjustment application (PA-0700053) to adjust the property lines between the two subject parcels. The project site is located on the resultant 4.00-acre parcel. General Plan The parcel involved in the Zone Reclassification application has a General Plan designation of General Agriculture (A/G). The current zoning on the parcels is General Agriculture, 40-acre minimum (AG-40). General Plan Volume I, Table VII-2 lists the C-X zone as an implementing zone of the A/G General Plan designation. General Plan Policies Specific to Crossroads Commercial areas (General Plan Vol. I, pg. IV-28) Crossroads commercial areas may be permitted, with appropriate commercial zoning, in Limited and General Agriculture areas to offer a limited selection of convenience goods and services to rural areas outside communities. Crossroads commercial areas shall be: (a) located at an intersection on a Minor Arterial or roadway of higher classification; The project is located at the intersection of Jack Tone Road and State Route 4. Jack Tone Road is classified as a Minor Arterial roadway, and State Route 4 is a Terminal Access Route as designated by Caltrans. Therefore, the Department of Public Works has stated that this criterion is met. (b) located at least two miles from the nearest area serving a crossroads commercial function or a planned neighborhood or community commercial area, The nearest area serving a crossroads commercial function is located approximately two and a half miles away at the northeast corner of Jack Tone Road and Mariposa Road. Existing and/or planned neighborhood and community commercial areas are located further than two and a half miles away from the project site. (c) limited to one corner of an intersection, and The project site involves a 4.00 acre parcel which is limited to the northwest corner of the intersection of Jack Tone Road and State Route 4. There are no other parcels designated as Crossroads Commercial on any other corner of Jack Tone Road and State Route 4. (d) able to function safely on a septic system with an individual water well The Environmental Health Department has stated that a nitrate loading study shall be submitted indicating that the area is suitable for septic system usage and that the project site is able to function safely on a septic system with an individual water well as the parcel is over two acres in size. The determination can be made that the proposed Amendment is consistent with the development and locational criteria for the Crossroads Commercial designation contained in the General Plan. San Joaquin County PA-0600524/Murphy Properties Community Development Page 3