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Y Item N .4 PC: 11-19-92 UP-92-29 Page 3 STAFF ANALYSIS POLICY CONSIDERATIONS: General Plan and Zonira, The site is designated as AIL (Limited Agriculture) by the 2010 General Plan, with a designation of OS/RC (Open Space/Resource Conservation) along Lone Tree Creek. The project's zone designation of AL-10 (General Agriculture; 10-acre minimum parcel size) is a compatible implementing zone for the AIL General Plan designation. The proposed facility is included in the Agricultural Sales/Agricultural Chemicals use type and may be permitted in the AL-10 zone with an approved Use Permit application. AREA/NEIGHBORHOOD COMPATIBILITY: Land Use: The uses surrounding the project site are agricultural, with residential uses located to the south and north. The proposed facility is not expected to result in any significant, adverse land use conflicts with those uses. Based upon the maximum 20 trucks previously operated by the existing truck terminal, the use of the property as an agricultural chemical sales facility is not expected to result in a more intensive land use than the current use. Traffic/Circulation/Access: The proposed facility will make use of the existing driveway on Escalon-Bellota Road; however, its width will be reduced to a maximum of 40 feet, in accordance with the design standards of the Department of Public Works. Public Safety: The applicant's proposal for the facility includes six 6,500-gallon liquid chemical storage tanks and two 32-ton portable storage bins. The operation of the facility will be subject to the Regional Water Duality Control Board's'Conditions for Waiver of Waste Discharge Requirements.' These management procedures, designed to protect the area's water quality, regulate equipment storage, liquid and dry material handling and storage, and wash and rinse facilities. Failure to comply with the Board's regulations may result in the issuance of waste discharge requirements for the facility. The recommended Conditions of Approval also contain the requirement that no chemicals be permitted into either the storm retention pond or Into Lone Tree Creek. Drainage and containment details must be shown on the required Improvement Pian and approved by the responsible agencies prior to the issuance of building permits or the initiation of the use.