SU0002286 - Laserfiche WebLink

Home Browse Search

Analysis Background The buildings on the site were built by the U. S. Government in the early 1940's to house a magnesium plant. The plant was shut down in the 1950's and sold to Harold Rouse, the current owner. A flea market occupied the site during the late 1950's and early 1960's. Various other uses occupied the site, off and on, until around 1984. The site has been used little in the ensuing years and has fallen into disrepair. A Notice and Order to Abate the nuisance conditions at the site has been issued by the Environmental Health Division. General Plan and Zoning Uses permitted in the I-L zone are limited to activities that have external physical effects which are generally restricted to the immediate area,are compatible with surrounding uses, conducted entirely within enclosed buildings, and have outdoor storage areas that are screened. The applicant's proposal to process some of the wood waste outdoors is not permitted in the I-L zone. The use of grinders for outdoor processing is particularly noisy and is not permitted in the I-L zone. As a condition of approval, it is recommended that all processing occur within enclosed buildings, as required by Ordinance (9- 500.1[c]). The applicant is also proposing the outdoor storage of wood, green waste, processed materials, and large specimen trees. It has been determined that the proposed vermiculture, which is used to improve soil amendments, is essentially a storage activity and may be permitted outside in this zone. A trailer tipper is proposed between the two main buildings. As this is essentially an unloading activity rather than a processing activity, it may be permitted. However, the tipper is to be located between the main buildings to reduce impacts (e.g., dust, noise) to surrounding properties. Land Use To the west and north of this site are the Union Pacific and Southern Pacific railroad tracks, respectively. West of the tracks is agricultural land, which is in the City of Lathrop and is designated for industrial development. North of the tracks is agricultural land, zoned AG40, with scattered residences, mostly along Airport Way. Property to the east is agricultural and zoned AG40, except for the Manteca Unified School District facilities abutting this site at the southeast corner. Those facilities include bus parking, maintenance, and offices. The offices are located along Louise Avenue, near the middle of the frontage. On the south side of this site is Louise Road, located in the City of Manteca. On the south side of Louise Avenue is the City of Manteca, currently in agriculture but designated for residential development. Land use conflict issues are discussed below. Traffic The applicant estimates that this project has the potential to generate 100 trips per shift. The City of Manteca Public Works Department notes that 80 acres of industrial property has the potential to generate over 4,000 trips per day. The City makes the following recommendation: To accommodate the current traffic on Louise Avenue (10,600 ADH trips generated by the proposed recycling operation, and trips generated by the future expansion of the recycling San Joaquin County UP-95-8/Rouse Community Development Page 5