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Item No. 3 PC: 5-7-92 SA-92-25 Page 3 STAFF ANALYSIS BACKGROUND: This application, which is Staff Review with Notification and normally processed at staff level, has been placed on the Planning Commission's agenda in response to the amount of controversy generated among residents of the area after referral of the application. That controversy is discussed below under 'Neighborhood Opposition.' The existing dry fertilizer sales facility was originally approved by Use Permit Application No. UP-80-9 by the Board of Zoning Adjustment on September 27, 1979. That approval permitted construction of the 100- foot by 200-foot storage building designated as Building'B' on the Site Plan and the use of three existing buildings on the site ('A', 'C', and 'D'), as well as the public scales. Building permits for the subsequent expansion of the site's facilities (Buildings 'E' and 'FJ were issued under the provisions of the Planning Title that permit the limited expansion of an existing use. The applicant has provided a list of the dry fertilizers that are currently kept on the site as a part of its approved operation. Those materials are ammonium sulphate, mono-ammonium phosphate sulfate,triple superphosphate, mono-ammonium phosphate, ammonium nitrate, muriate of potash, sutfate of potash, di-ammonium phosphate, and urea The Office of Emergency Services (OES) has indicated that the existing facility has the required Hazardous Materials Management Plan on file and that it has been approved by the OES. The approval of the new use will result in the requirement for a revision to that Plan (refer to Conditions of Approval - Office of Emergency Services). In response to the application referral, 51 residents in the area registered their opposition to the project through letters and petitions that were submitted to the Development Services Division. Those documents have been included in the staff report as Attachment A. The opposition to the project deals with the following subjects: Land Use, Traffic, Groundwater Contamination, Fire Suppression, Public Safety, and Operational Characteristics. POLICY CONSIDERATIONS: General Plan and Zoning: The site is designated on the General Plan's Land Use/Circulation Element Map as Agriculture. The project's zone designation of AG-40 (General Agriculture; 40-acre minimum parcel size) is a compatible implementing zone for the General Plan designation of Agriculture. Fertilizer sales facilities are included in the Agricultural Sales use type and may be permitted in the AG-40 zone with an approved Site Approval application. The proposed use is not being allowed as an administratively permitted expansion of the existing use (as was the case with the earlier expansion of the plant) because it would exceed the 20 percent maximum expansion allowed by Section 9-2124 of the Planning Title. A new Site Approval application has, therefore, been required.