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Item No. 4 _ PC: 11-7-85 SU -86-1 Page 3 STAFF ANALYSIS Septic tank systems and individual wells are proposed on Parcels A, 6, C, and D. The General Plan does not require connections to public systems for these services. The major deficiency in the proposed map is that it does not designate an adequate right-of-way for a public road built,to industrial use standards. The map shows a 60 -foot right-of-way, which has a completed road. An 84 -foot right-of-way is appropriate for a public, industrial road. A public road is necessary because the request is for a major subdivision. At such time as a public storm drainage system is available, Parcel E could be converted to an industrial building site. Parcel Map No. PM -83-19 had been conditionally approved for a similar design. See attached permit history for the conditions of approval. The tentative map was allowed to expire. Upon the submission of a new application, staff determined that a Major Subdivision application, rather than a Minor Subdivision applica- tion, was appropriate because five new parcels were being pro- posed. ARE LNEIGHBORHOOD COMPATIBILITY: Noise: The area north of the site is designated Rural Residential and contains several residences. The Planning Code prohibits noise levels above 75 decibels measured at the property lines of M-1 zone parcels proposed for development. Future applica- tion review may require the construction of sound barriers. Traffic: A road is inappropriate for industrial traffic unless the road is improved to public road standards, an 84 -foot right-of-way in this instance. This would require widening the existing road shown on the tentative map as Marty Court. Land Use: Aside from sparse residential development to the north and west, surrounding land uses are industrial, including a truck ter- minal to the east and Sharpe Army Depot to the south. The areas to the east and west are designated Limited Industrial. The Depot is designated Other Governmental and Institutional. The proposed map will not create a significant conflict with.