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Item No. 3 <br /> PC: 9-17-92 <br /> UP-92-25 <br /> Page 3 <br /> STAFF ANALYSIS <br /> POLICY CONSIDERATIONS: <br /> General Plan and Zoning: <br /> The site is designated Agriculture on the General Plan. The zone is AG-40, which is a consistent <br /> implementing zone for this General Plan designation. Churches may be permitted in the AG-40 <br /> zone with a Use Permit. <br /> AREA/NEIGHBORHOOD COMPATIBILITY: <br /> Land Use: <br /> The present site has been used for row crops. The surrounding land use on all sides is <br /> agriculture. To the north is a future church site (UP-92-4). Normal farming operations create <br /> odor, dust, and noise. In addition, crops need to be sprayed with insecticides and fertilizers. The <br /> project proposes that the church building will be located in the rear of the 10 acres. The church <br /> building will be located over 100 feet from the proposed property lines in all directions, which will <br /> create a buffer area. Hours of heavy use of the church are limited to a few hours a week. Due <br /> to the buffer areas and the limited hours of heavy use of the church, it does not appear that the <br /> proposed church will result in any significant conflicts with the agricultural uses. A Minor <br /> Subdivision is being processed by staff that will divide off a 10-acre parcel for the church site if <br /> the Use Permit is approved. <br /> Traffic: <br /> The church will not generate traffic during peak traffic hours, but with the two churches side by <br /> side, the impact will be increased. Public Works is requiring that all improvements to Lower <br /> Sacramento Road be installed prior to use, according to the specifications of an expressway type <br /> road, but will defer those portions not required by a traffic study. <br /> Public Works is also requiring that the two churches share one driveway or that the driveway be <br /> relocated to the south property line. <br /> Landscaping: <br /> Staff is recommending a minimum five-foot-wide landscaping strip along Lower Sacramento Road. <br /> Landscaping is also required in five percent of the open parking areas, with one tree required for <br /> each 10 parking stalls or portion thereof. <br />