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i Item No. PC: 4-15-93 SA-93-4 Page 3 STAFF ANALYSIS BACKGROUND_ On April 20, 19T7, the Planning Department approved Use. Permit Application No. U-77-97, subject to conditions of approval,for a commercial packing house., On January 25, 1993, the applicant submitted an application for the addition of cold storage to the existing facility. This application,which is normally processed as Staff Review with Notification, has been referred to the Planning Commission because of neighborhood concern over the issues of land use compatibility,traffic, mise, drainage, and water use. Copies of the ten letters of opposition are attached to the staff report. There are three letters in support of this'.project.:' _ POLICY CONSIDERATIONS: General Plan and Zonin : The site Is designated as General Agriculture on the General.Plana The zone is AG-40,,which is consistent with this General Plan desigiumon. With'an approved Site Approval, cold storage is permitted under the category of Preparation Services within the Agricultural Processing use type In the AG-40 zone. This property is under Williamson Act Contract,and this use type is permitted on property under contract. AREAINEIGHBORHOOD COMPATIBILITY: The concerns of the neighboring property owners are land use compatibility,traffic, noise, drainage, and water use. Land Use: To the north Is an apple orchard, and to the west is a walnut orchard. To the south is bare ground, and to the east is an orchard and residences. Since this is a permitted agricultural use in an agricultural area, it does not conflict with the surrounding land use. Traffic Access: Jack Tone Road has an existing right-of-way of 80 feet and a planned right-of-way of 84 feet. The Department of Public Works is requesting frontage improvements to be constructed in conformance with the standards for one-half of a 84-foot-wide right-of-way rural arterial road. Construction of the frontage Improvements may be deferred. The site has access by frontage on Jack Tone Road via a proposed common driveway for the apple packing shed and the proposed cherry packing shed with 35-foot-wide paved driveways for both ingress and egress. The Department of Public Works is requiring that the radii and width of the driveway approaches be improved to allow trucks to make legal turning movements to and from Jack Tone Road.