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Recommendations Action It is recommended that the Planning Commission: 1. Approve the Negative Declaration;and 2. Approve Use Permit No. UP-01-6 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 Plan, any applicable Master Plan, Specific Plan, and Special Purpose Plan, and any other applicable plan adopted by the County. • The establishment, maintenance, and operation of this use is consistent with the County's C/G General Plan designation and AU-20 zoning designation. The northern portion of the property with a General Plan designation of RNL and a zoning of R-VL is not included as part of this project and will be separated by a solid masonry wall. 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. • Adequate utilities,access roads,sanitation, drainage and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed streets and highways. The project shall be served by a septic system and a well and will be provided with on-site storm retention ponds for drainage. The Department.of Transportation has required that improvements along State Route 120 shall be made by paving out to 38 feet from the centerline along the parcel frontage. All utilities, improvements, and other facilities, either existing or required, shall be reflected in the approved site and/or improvement plan(s). 3. The site is physically suitable for the type of development and for the intensity of development. • The portion of the property used for this project is of adequate size, 1.72 acres, and shape to accommodate the proposed use and all yards, building coverage, setbacks, parking areas, and other requirements of the Development Title. Access to the site will be off of State Route 120, and the Department of Transportation has indicated that frontage improvements are required in order to accommodate the amount of traffic this project is expected to generate. 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, in addition to the Department of Transportation requirements,the Manteca-Lathrop Fire District is requiring that the project provide emergency vehicle access and adequate water for fire suppression and conform with b-Le Uniform Fire Code prior to commencing construction beyond the foundation stage or San Joaquin County UP-01-6\Raymus Community Development Page 4