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Recommendations Action It is recommended that the Planning Commission: 1. Deny the appeal due to the inability to make Findings 1 and 2 as contained in the staff report; or 2. Continue the appeal in order to allow staff time to prepare a Text Amendment to be submitted to the Ordinance Subcommittee for their consideration. Findings 1. The proposed use is consistent with the goals, policies, standards, and maps of the General Plan, any applicable Master Plan, Specific Plan, and Special Purpose Plan, and any other applicable plan adopted by the County. • This finding cannot be made because the project site is not on a roadway designated on the General Plan as a Minor Arterial or higher classification as required by Section 9-605.5(h)(2) of the Development Title. General Plan Policy No. 3 of Transportation Coordination with Land Use states: "Transportation needs and access shall be considered when locating land uses." 2. Adequate utilities, roadway improvements,sanitation,water supply,drainage,and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways. • This finding cannot be made because the proposed access road, Paradise Avenue, is a two-lane road with a pavement width of only 23 feet, and there are no plans for widening the road. Section 9-605.5(h)(2) of the Development Title requires the sales of farm machinery to be located on a Minor Arterial, which is a four-lane highway with a minimum pavement width of 60 feet. Paradise Avenue is not an adequate roadway for a farm equipment sales project. 3. The site is physically suitable for the type of development and for the intensity of development. • This finding can be made because the site is relatively level and adequate in size to accommodate provisions of the Development Title. 4. Issuance of the permit will not be significantly detrimental to the public health, safety, or welfare or be injurious to the property or improvements of adjacent properties. • This finding can be made because the proposed use is compatible with the surrounding area and will not have an adverse effect on nearby properties. San Joaquin County SA-95-47/Remitz Community Development Page 8