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Recommendations Action It is recommended that the Planning Commission: 1. Approve the Negative Declaration; and 2. Forward General Plan Amendment Application No. PA-0400764 to the Board of Supervisors with a recommendation for approval with the required "Basis for General Plan Amendment;" and 3. Forward Zone Reclassification No. PA-0500135 to the Board of Supervisors with a recommendation for approval with the required "Bases for Zone Reclassification." Basis for General Plan Amendment 1. The internal consistency of the General Plan is maintained in the adoption of the Amendment. • This determination can be made because the proposed Amendment is consistent with the development and locational criteria for the I/L designation contained in the General Plan. The area will be developed so that all activities are conducted within buildings with screened outdoor storage areas. The buildings will be less than 100 feet in height and shall occupy no more than 40 percent of the lot area. The property is located on Mariposa Road, which is a major arterial roadway. Services are not available to the properties in the proposed project. The properties are currently zoned R-L and have a General Plan designation of R/L, which also require public services. The I-W zone,which is an implementation zone of the I/G General Plan designation, does not require public sewer service as does the R-L zone. The proposed uses will not create a more intense use. Bases for Zone Reclassification 1. The proposed zone districts are consistent with the General Plan, any applicable Master Plan, and any applicable Specific Plan. • This determination can be made because the I-W zone is an implementing zone for the I/L General Plan classification. A land use application for development in the I-W zone on a septic system is consistent with General Plan policy. No Master Plans or Special Purpose Plans apply. 2 The proposed zone district is reasonable and beneficial at this time • This determination can be made because the nitrate loading study indicates that the property is suitable for the proposed zone. The property owner is ready to develop the property with a use consistent with the I-W zone. San Joaquin County PA-0400764 & PA-0500135/1-awley Community Development Page 5