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no further fragmentation of land designated for agricultural use, except in the following cases: creation of a homesite parcel, separating existing dwellings or creation of a parcel for uses granted by permit in the A-G zone". Zoning Consistency and Use Type The proposed underlying project is inconsistent with the current Agricultural zoning. Construction Services, Heavy is defined as construction services provided by ...special trade contractors engaged in heavy construction other than buildings. Construction Services, Heavy is not permitted in the AG zone but may be conditionally permitted in the I-W zone with an approved Use permit. Land Use Compatibility/Public Health, Safety and Welfare Having trucks and equipment coming and going in close proximity to a schoolyard could endanger the students. The site is approximately 200 feet south of a continuation High School which also houses a facility for developmentally disabled students. It is also questionable to have a residence on-site that is not a caretaker residence in such close proximity to a business involving trucks and heavy equipment. It is the location of the proposed project site, more than the proposed land use itself that is problematic. Environmental concerns Hazardous Materials Per referral dated 11-1-99: A Hazardous Materials Management Plan (H VIlVIP) must be submitted to the Office of Emergency Services if the business handles or stores hazardous materials in excess of these specified quantities 55 gallons liquid, 500 pounds solid and 200 cubic feet gas. Noise Per Development Title section 9-1025.9 (b)(2) page 509 -Proposed projects that will create new stationary noise sources ... shall be required to mitigate the noise levels from these stationary noise sources so as not to exceed the noise level standards specified in Table 9-1025.9, Part II. Underlying project design constraints and opportunities There are six residences to the south of the project that will be directly impacted by the increased truck traffic. The configuration of the small sized parcel ( 1 acre ) and the location of the existing residence on the site would result in truck traffic passing by the southerly neighbor's residence at a minimum distance of 120 feet and a maximum of distance of 285 feet because the vehicles can only enter or exit onto Austin road. Public Improvement requirements are unknown at this time. Public improvements would be contingent upon submittal of Use permit application and Site plan for the proposed underlying Utility company project. Public Services The underlying project site does not have any public services (water, sewer or drainage). Pre-application Disclaimer The pre-application conference is designed to inform prospective applicants of General Plan consistency, zoning consistency, public improvement requirements, preliminary design constraints and opportunities and major environmental and safety issues. This information is provided in the hope of assisting the applicant in submitting a better and more complete application, as well as minimizing