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-^ V Item No. 1 PC: 93-92 UP-92-21 Page 2 STAFF ANALYSIS BACKGROUND: Property History: The structure on the property, originally constructed as a district office for the California Highway Patrol, is currently vacant but has been approved for a number of uses over the years. In the last 20 years, those uses have included: toy factory, horse trailer sales (U-72-79), a corporate office for a chemical manufacturing company (U-72-117), an office for a computer company (U-8236), and a non-public special education school (SA-91-14). POLICY CONSIDERATIONS: General Plan and Zoning: This project is being processed under the provisions of the 1995 General Plan. The site is designated on the 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 Agriculture General Plan designation. Churches are included in the Religious Assembly use type and may be permitted in the AG-40 zone with an approved Use Permit application. The site's designation under the 2010 General Plan is R/VL (Very Low Density Residential) with a consistent implementing zone of AU-20 (Agrcutture-Urban Reserve, 20-acre minimum parcel size). AREA/NEIGHBORHOOD COMPATIBILF Y: Land Use: The uses surrounding the project site are primarily agricultural, and the proposed facility is not expected to result in any significant, adverse land use conflicts with those uses. The subject property is bounded on the north by an existing motel. The owner of that motel has submitted a letter (Attachment A) expressing his opposition to the proposed church on the grounds of land use conflicts. However, the use of the property for a church rather than the previously approved commercial uses is expected to result in a less intensive use and one which will represent less of a potential land use conflict with the adjacent motel. The potential land use conflicts are further reduced by Hacienda Lane (a County road that is not currently maintained) and the motel's masonry wall that separate the two uses. Traf iiciCirculation/Access: The subject parcel has frontage on both the East Frontage Road of State Route 99 and Hacienda Lane; however, the latter has not been constructed to County standards. Because the applicant has requested to locate four parking spaces along the parcel's frontage outside of the right-of-way