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Recommendations „ f Action It is recommended that the Planning Commission: 1. Deny the appeal of Site Approval No. PA-02-306. Findings 1. The proposed use is consistent with the goals, policies, standards, and maps of the General Plan, i any applicable Master Pian, Specific Plan, and Special Purpose Plan, and any other applicable plan adopted by the County. • This finding can be made because all three (3) parcels in question are zoned AG-40 (General Agriculture40 acre minimum),and single-family residences are permitted in the AG40 zone. The project site is designated OS1RC in the General Plan. Pursuant to Table 9-605.2 of the Development Title, in areas designated as Open Space/Resource Conservation on the General Plan, all uses or use types shall require a Site Approval, unless another discretionary approval is specified by the Title. Upon review of the Site Approval, it has been determined that the use complies with the goals, policies, and standards of the General Plan. • In regard to extractive resources,the General Plan identifies the following objective: Objective 1: To protect extractive resources from urban development or encroachment. Response: The construction of the single-family residences will not encroach on the sources because the site is surrounded by a roadway and canal and is too small to mine. All three parcels have a unique shape that would also make it difficult to mine the resources. 2. Adequate utilities, roadway improvements, sanitation, water supply, drainage, and other necessary facilities have been provided, and the proposed improvements are properly related to existing and proposed roadways. • All three (3) parcels have access from Koster Road. Koster Road is County maintained, and the Department of Public Works is requiring the applicants to obtain encroachment. permits prior to beginning any construction. Driveway approaches shall be improved in accordance with the requirements of San Joaquin County Standards R-17. Storm drainage for each parcel is required to be retained on the site by a retention basin, and drainage for each parcel will be calculated prior to release of a building permit. The Environmental Health Department(EHD) is requiring that a soil suitability study be completed prior to issuance of a building permit and that sewage disposal systems comply with the on-site sewage standards of San Joaquin County prior to final approval. Water will be provided by a well. In addition, the EHD states that any proposed sewage disposal system will need to be installed at least 100 feet away from neighboring canals. 3. The site is physically suitable for the type of development and for the intensity of development. i The three (3) properties involved are of adequate size (2.44, 6.77, and 9.78 acres) and San Joaquin County PA-02-3061Towers Community Development Page 11