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Analysis Background The site currently has four existing farm labor mobile homes and a private packing shed. The farm labor mobile homes are for farm laborers that work on the ranch. The private packing shed is used to store the applicant's pumpkin and squash The packing shed and four farm labor mobile homes were constructed with proper permits and are not a part of this project. Waste from the agricultural operations is composted on the property to the north, which is also owned by the applicant. The waste is composted and then redistributed onto the land. On January 26, 2010 the applicant applied for a building permit for an agricultural building (BP-10-119). The building will be used to process, peel, slice, and package for shipment, fresh sweet corn kernels, and winter squash. This use is classified as the Agricultural Processing-Food Manufacturing use type, which may be conditionally permitted in the AG-40 zone subject to an approved Use Permit application (Development Title Table 9-605.2). The applicant applied for a Use Permit on February 1, 2010. BP-1000119 will be issued contingent upon approval of this Use Permit application. There is an existing 720 square foot modular office that was constructed on the property without the benefit of permits. Additionally, there is an existing sign advertising the agricultural business that was also constructed without permits. The applicant shall depict both structures on the Improvement Plan and obtain building permits in Phase I. Access The applicant is proposing to have access to the project site via an existing driveway that encroaches on the neighboring parcel to the east. As a Condition of Approval, the applicant shall obtain an easement and provide a recorded access agreement for the proposed access. The applicant also owns the adjacent parcel to the north. If the applicant is unable to obtain an easement with neighboring parcel to the east, the applicant can obtain an easement with the parcel to the north or apply for a Lot Line Adjustment to obtain access from Wagner Road. Williamson Act This parcel is subject to Williamson Act contract No 950015. The contract restricts development to uses that are compatible with the Williamson Act and Development Title Section 9-1805. "Compatible use" as defined in the Wifliamson Act includes uses determined by the County to be compatible with the agricultural, recreational, or open-space use of land within the preserve and subject to contract. (Government Code Section 51201fe]) The Agricultural Processing use type is one of the Williamson Act compatible uses listed in Section 9-1810.3(b) of the Development Title. An agricultural processing facility is consistent with the required three principles of compatibility pursuant to Government Code Section 51238.1. Neighborhood Opposition The Community Development Department received one letter of opposition The neighbor expressed concern regarding dust control To prevent dust and dirt, as a Condition of Approval, the first 100 feet of the proposed driveway shall be paved (Development Title Section 9-1015.5[e]). Additionally, a referral letter was sent to the San Joaquin Valley Air Pollution Control District on February 11. 2010_ No response was received as of March 24, 2010. San Joaquin County PA-1000031/Costa Community Development Page 3