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x Item No. 3 PC: 2-18-88 UP-88-20 Page 3 STAFF ANALYSIS POLICY CONSIDERATIONS : General Plan• Industrial Principle No. 6 recognizes industrial-type uses with characteristics similar to the Terra Genesis project: "Industrial uses which may require locations outside of urban centers because of their raw material orientation 9 or operational characteristics should be directed toward areas of least agricultural production or potential where they are compatible with surrounding land uses. " Zoning• The subject property is zoned M-2/L (General Manufacturing with Limited combining zone) and is surrounded by property zoned GA-40 (General Agriculture, 40-acre minimum) . The M-2 zone permits a wide variety of industrial uses and is generally con- sidered to be the most appropriate zone for treatment of con- taminated materials . The Limited combining zone restricts the a expansion of existing industrial development which is not con- sistent with the General Plan. In this case , the General Plan land use designation is Agriculture. However, Section 9-8152 of the Planning Title does permit a change of use within the L combining zone upon approval of a Use Permit . d AREA/NEIGHBORHOOD COMPATIBILITY: Access and Location: The project site comprises a 3 . 4-acre portion of a 28 . 4-acre parcel ( refer to Site Plan) . The site appears well suited for the proposed use . It is isolated from adjacent residential homesites and has direct access to State Route 99 via Austin Road. The nearest residential dwelling is approximately 1600 feet from the site , with scattered dwellings one-half mile or more from the site . Conditions of Approval have been recom- mended to control noise generation from the project and to restrict haul truck access south of Palm Avenue on Austin Road. Operational Characteristics : Each treatment cycle will process approximately 600 cubic yards , with an annual production of approximately 6 ,000 cubic yards .