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Analysis Background On February 20, 1996,the Community Development Department denied Site Approval Application No. SA- 95-47 due to the inability to make Findings 1 and 2. On March 1, 1996, Terry Remitz appealed staff's action to the Planning Commission. Letters From Surrounding Property Owners Three letters were received which raised issues regarding property values,zoning, access, and easements (attached). A project's affect on property values is not subject to review by the Community Development Department. Zoning, access, and easement issues are discussed below. Zoning The 'farm machinery, sales', use type may be conditionally permitted in the AG zones with an approved Site Approval application. However, Section 9-605.5(h)(2) of the Development Title restricts approval to projects which are to be established on a road designated as a Minor Arterial or higher classification. This project has access only on Paradise Avenue, which does not meet that requirement. One of the letters received expressed concerns regarding how this project will affect surrounding zoning. This project will not affect surrounding zoning. The Community Development Department intends to prepare a Text Amendment and submit it to the Ordinance Subcommittee for their review. This Text Amendment will address the locational criteria and also the parcel configuration provisions currently in the Code. Access and Circulation The site has access on Paradise Avenue by an existing paved driveway located at the base of the Paradise Avenue overcrossing. Due to possible sight distance concerns, the Department of Public Works recommends that the driveway entrance be relocated to allow for a 55 mile per hour stopping sight distance from the Paradise Avenue overcrossing. Although that distance has not been determined. there appears to be sufficient frontage along Paradise Avenue to provide adequate sight distance. For internal circulation, the applicant is proposing the use of an existing 20-foot-wide gravel drive along Interstate 205. For parking, the applicant is proposing gravel. The recommended 'Conditions, if Approved" require that all driveways and parking areas be paved with asphalt and that storage areas be surfaced with gravel. Easements Ore letter from property owners east of this site expressed concerns regarding their continued ability to use the 'lane that runs along side Hwy. 205.' They also note that they 'will need access to the concrete ditch that runs along side of the gravel lane for irrigation purposes.' If this project is approved, a recommended condition is that the Site Plan show all existing and proposed easements. San Joaquin County SA-95-47/Remitz Community Development Page 5