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Analysis Background This project consists of two parts. The first is a Minor Subdivision application to subdivide 40.5 acres to create a 1.99-acre parcel(Parcel 1),a 1.41-acre parcel(Parcel 2),and a 37.10-acre Designated Remainder parcel. The second part is a Site Approval application for a 15,000-square-foot market with gasoline and propane sales and a car wash on proposed Parcel 1. These applications were reviewed by the Development Committee on January 15, 1997. Items discussed included access issues and parking requirements. These applications are being referred to the Planning Commission for consideration because six letters in opposition and several telephone inquiries have been received, and the project has the potentiai to affect the character of the community of Linden. The letters of opposition address the following: • Loss of agricultural land. • Future access to the 'Remainder• should not be shown at this time. • Storm drainage should not be on the agricultural parcel • Linden does not need another grocery store. General Plan/Zoning The site is located on the south side of State Route 26 at Ione Street in the urban community of Linden. Parcels 1 and 2 have a General Plan designation of Community Commercial (CIC) and are zoned Community Commercial (C-C). The Designated Remainder has a General Plan designation of General Agriculture (A/G) and is zoned General Agriculture (AG-40, 40-acre minimum parcel size). The Community Commercial zone is the implementing zone of the Community Commercial General Plan designation. The land use classification for gasoline sales and a market is Gasoline Sales-Combination. This use classification is permitted in the Community Commercial zone subject to a Site Approval. There is no minimum lot area requirement in the Community Commercial zone. There is no rear or side yard setback in the Community Commercial zone unless the use abuts a residential zone. The proposed station, k and car wash are proposed on Parcel 1. The prop"to the south the Designated gas st on, mar et, p p p p rty g Remainder, is zoned Agriculture, and therefore, no rear yard setback is required. The proposed Designated Remainder is 37.10 acres. Land Use The letters in opposition do not object to the gas station; however,they do object to the proposed market. The letters indicated that Linden already has existing markets and cannot economically support another one. In evaluating a project, the criteria used are whether the use is permitted and whether there is adequate infrastructure to support the proposed use. Economic viability is not a criterion used on individual projects to determine whether or not the project should be approved. San Joaquin County MS-96-37, SA-96-84/Orlando Community Development Page 6