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h V C Development Committee 12- GP-94-01 does not promote the development of compatible land uses and Growth Accommodation Policy No. 7a. because it is not a contiguous expansion of an existing industrial area. The project also does 'not appear to be consistent with the General Plan's Infrastructure. Services Objectives and Policies for Urban fiCommunities,# because it proposes development of the site with on- site water, sewer, and storm drainage systems, rather than the public services required by the General Plan. SERVICE REQUIREMENTS: Both the General Plan and the Development Title require the development of property in an urban area to take place with full public services. At this time there are no public water or sewage disposal facilities available for connection in the immediate vicinity of the project site. Public terminal drainage to Duck Creek would likely be required for the site; however storm drainage improvements would have to be extended a distance of nearly one--quarter of a mile to reach the creek. In order to even accept an application for Zone Reclassification, the developer must provide will-serve letters from the public service agencies that would serve the development. Additional comments regarding public service requirements will be provided during the Development Committee meeting by the Department of Public Works and Public Health Services. LAND USE CONFLICTS: The development of the site with the proposed industrial uses in an area almost exclusively developed with existing residential uses represents both the introduction of an incompatible land use and a potential growth inducing action. The former would result from locating industrial uses directly adjacent to residential uses without adequate buffers and physical separation. The latter could result in additional requests for industrial development without the required services in and adjacent to residential, agricultural, and urban reserve areas throughout the County. Further analysis is needed to determine whether the potential land use conflicts resulting from the proposal, as well as any other permitted industrial uses could be mitigated and what adverse impacts would result from the impacts that could not be mitigated. The project site is located within the Area of Influence of the Stockton Metropolitan Airport and will be subject to the development restrictions contained in the Airport Land Use Plan (ALUP) . Determination of consistency with the ALUP would be made