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Item No. 3 PC: 5-7-92 SA-92-25 Page 5 use of this driveway has resulted in the development of a Condition of Approval for its use. This decision, along with the placement of directional signs on the property for truck operators, is also expected to reduce the amount of time that vehicles waiting to enter the facility will spend on Priest Road. As a Condition of Approval for Use Permit Application No. UP-80-9, truck drivers leaving the site were required to tum only east onto Priest Road and use French Camp Road as a means of access to their destinations. That Condition of Approval will not be affected the approval of this project. Land Use: The letters of opposition state that the approval of a chemical sales facility in a residential area would represent a land use conflict and would have an adverse visual impact on the neighborhood. In analyzing the project's potential land use impacts, staff noted that the project site is surrounded by both residential and agricultural uses (see the staff report cover sheet). The existing General Plan designation is Agriculture, while the Draft Map for the proposed General Plan 2010 shows the site as R/L (Low Density Residential). The application is not for a new facility but rather an accessory expansion to a previously approved, existing operation. The proposed expansion involves the installation of a total of six liquid fertilizer storage tanks and one liquid fertilizer mixing tank on a 5,000-square-foot concrete pad. This pad would be located between two existing structures that contain 4,000 and 20,000 square feet, respectively. The total existing development on the 5.73-acre site currently exceeds 43,000 square feet. For these reasons,the proposed use is not expected to result in any new land use conflicts with surrounding land uses. Groundwater Contamination: The letters of opposition state that the release of liquid fertilizers from the proposed facility would result in dangerous chemicals ending up in the site's storm water retention pond and contaminating the area's groundwater. The staff report's discussion of the project's storm drainage, under'Facilities/Services,' indicates that recommended Conditions of Approval from the Regional Water Quality Control Board and the Department of Public Works stipulate that material used in the proposed facility be kept out of the storm water retention pond. These requirements, along with the French Camp Fire District's requirement for compliance with provisions of the Uniform Fire Code pertaining to the storage of fertilizers, reduce the project's potential for contaminating either soil or groundwater. Fulfillment of the requirements may be met by the use of an impervious pad and dikes to contain any accidential release of liquid fertilizers. Fire Suppression: Two of the letters in opposition to the project raise a question about the availability of water in the case of an emergency on the site involving the liquid fertilizers. The recommended Conditions of Approval from the French Camp Fire District contain the requirement that a fire fighting system be provided on the site in the event that the new use is