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Analysis Background This project is a Site Approval application which would generally be processed at the staff level but has been referred to the Planning Commission due to the neighbor's concerns about the proposed project. The subject parcel is zoned AG-40 (General Agriculture, 40-acre minimum). The proposed uses (Agricultural Truck Parking and Farm Services) may be conditionally permitted in the AG-40 zone with an approved Site Approval application. On July 27, 2015, enforcement case No. EN-1500277 was opened for violations related to truck and trailer parking without benefit of a land use permit, and for converting an existing storage building to an office without benefit of building permits. On October 13, 2016, the enforcement case was referred to the District Attorney's office for assistance. This application was originally submitted on May 11, 2016. It was deemed incomplete on May 17, 2016. A revised application was submitted and declared incomplete on May 31, 2016. Another revised application was submitted on December 29, 2017 and this application was declared complete on January 23, 2018- The 0i8..The application was reviewed at the February 21, 2018 Development Committee. As a result of the review, revisions to the application and to the Site Plan were required and the current application and Site Plan were submitted on May 14, 2018. Facility Operations This Site Approval is to establish agricultural truck parking which can be permitted in the AG-40 (General Agriculture, 40 acre minimum) subject to the minimum requirements listed in Development Title Section 9- 605.6(f). Pursuant to the applicant, the two (2) trucks and four (4) trailers used for the agricultural truck parking operation are owned and operated by the property owner. The two (2) trucks average a total of six (6)trips per month. The farm service operation, also to be established with this Site Approval application, transports farm products using two (2) trucks and thirty-five (35) double-trailers between the months of August and December. The trucks and double-trailers are stored and idle on site between the months of January and July. A maximum of two (2) seasonal employees are anticipated. No buildings on the site are to be utilized for either of the proposed uses. Parking Modification for Farm Services The Site Plan depicts the farm services truck and trailer parking space dimensions as 9' x 55'. Pursuant to Development Title Section 9-1015.6(c)(1), truck parking spaces shall be a minimum of twenty-five (25) feet in length and fifteen (15) in width and shall have a minimum height clearance of fourteen (14) feet. However, Development Title Section 9-1015.9 states that requirements of the chapter may be modified.by the Director in cases in which, due to the unusual nature of the establishment proposed or the development proposal submitted for it, the requirements set forth in the Development Title may be considered insufficient or excessive. The applicant submitted a letter dated May 14, 2018 requesting a modification in the width of the truck parking spaces for the farm service operation to permit spaces that are 9-feet in width to allow the "tilting" of the trailer bins to prevent the bins from filling with water during the months of storage. The Community Development Department has reviewed the request and is recommending the Planning Commission approve the modification because once the trailers are parked, it is for long-term storage and they are not used on a daily basis. San Joaquin County PA-1600128/Mettler Community Development Page 4