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PC: 6-3-93 GP-93-4 planned for the'TriState/Cheng'property,northwest of the Patterson Pass and Schulte Road intersection, west of Tracy. Development of the property will be an extension of the Safeway/Patterson Pass Business Park industrial complex. The first 80 acres of the Tri-State/Cheng property is designated in the General Plan for Commercial Freeway Service and Limited Industrial. Mr. Lyons is preparing a Special Purpose Plan for the project. He wishes to blend speck commercial uses in a transition zone between the two General Plan designations, without regard to whether specific uses are allowed in Freeway Service or Limited Industrial zones. PROJECT LOCATION: The proposed General Plan policy would be applied Contywide. However, the new policy would be applicable only to adjacent properties that are designated in the General Plan as Limited Industrial, General Industrial, Freeway Service Commercial, General Commercial, Office Commercial, Rural Commercial, or Community Commercial, and which are served by public services and have an approved Special Purpose Plan. There are only a few locations in the unincorporated area which meet all of these criteria. The Patterson Pass Business Park expansion onto the Tri-State/Cheng property will meet the criteria of the new General Plan policy once a Special Purpose Plan is prepared and approved. Other areas of adjacent Commercial and Industrial General Plan designations, with a full range of public services, that could use this policy, after approval of a Special Purpose Plan, include the existing Waterloo/SR 99 freeway service area in East Stockton and the planned commercial/industrial areas within the new communities' of Mountain House and New Jerusalem. There may be additional locations on the fringes of incorporated areas where industrial and commercial designations are on adjacent properties, in accordance with the applicable city General Plan. However, it is assumed that for those unincorporated areas on the fringe of existing cities, this new policy would not be used, since public services would be extended by the City, not the County. INTERNAL CONSISTENCY: The policies, as proposed for revision, are consistent with other policies and implementation measures of the General Plan that call for industrial and commercial uses and site plans that are compatible with surrounding uses (e.g., Industrial Development Policy 2(a)(1) and Policy 3). The new policy would allow for the appropriate transition of industrial and commercial uses; therefore, the internal consistency of the General Plan is maintained. ENVIRONMENTAL CONSIDERATIONS: An Initial Study was prepared for this project on May 4, 1993. It concluded that this General Plan Text Amendment would not have a significant, adverse effect on the environment, nor a potential for any adverse effect, either individually or cumulatively, on wildlife resources. On this basis, a Negative Declaration and a California Department of Fish and Game Certificate of Fee Exemption have been prepared. -4-