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Analysis Background On May 28, 1996, General Plan Map Amendment Application No. GP-96-0002 to amend an 18.29-acre parcel from General Agriculture (AIG)to Limited Industrial (I/L) and Zone Reclassification Application No. ZR-96-0003 to rezone the same parcel from AG-40 to I-W were filed with the Community Development Department. On January 9, 1997, the Planning Commission voted 6-1 to recommend that the Board of Supervisors approve the project with the addition of three Conditions of the Zone Reclassification: (1)The use on the site is restricted to the dry storage of privately owned recreational vehicles; (2) The site shall connect to public utilities when they are available and are requested by the City of Manteca; (3) and the use of an off-site sign shall be permitted. The Board of Supervisors approved the project with the addition of a fourth condition: (4) and install a masonry wall at Austin Road and State Route 120. The fourth condition is only relevant to the adjacent parcel. On August 18, 1998, the Community Development Department approved a 117,000 square foot outdoor storage facility for recreational vehicles. The project was completed in May 2003. On March 28, 2003, the Community Development Department again approved a 117,000 square foot outdoor storage facility for recreational vehicles. The project was completed in May 2003. On September 20, 2006, the Community Development Department approved Site Approval Application No. PA-0600190 to expand the recreational vehicle storage facility to include six buildings that total 182,320 square feet for the enclosed storage of 275 recreational vehicles. This project replaced the outdoor storage and developed the remainder of the lot. On July 2, 2007, the Community Development Department approved Minor Subdivision application No. PA-0700108 to create 275 condominium storage units for recreational vehicles. The entire site is now fully developed. The applicants filed Zone Reclassification application No. PA-0700407 to change the zoning from I-W/S-11 to I-W, which would permit the Automobile Sales and Services, Operable Vehicle Storage; Automobile Sales and Services, Parking, Personal Storage, and Wholesaling and Distribution, Light Use Types. The new uses may be conditionally permitted in the I-W zone with an approved Site Approval application. However, pursuant to Development Title Section 9-505.5(b), any change in an existing industrial use to a new industrial use which requires either a Site Approval or an Improvement Plan shall be permitted without a Site Approval or Improvement Plan, provided the Review Authority finds that the proposed use is less detrimental to, or will have no greater impact, the zone than the existing use. Basis for Zone Reclassification Prior to approving an application for a Zone Reclassification, the Planning Commission and the Board of Supervisors must determine that the proposed district is consistent with the General Plan, any applicable Master Plan, and any applicable Specific Plan and also that the zone district is reasonable and beneficial at the time. There are four Conditions that apply to this parcel: (1) The use on the site is restricted to the dry storage of privately owned recreational vehicles. (2)The site shall connect to public utilities when they are available and are requested by the City of Manteca. (3)The use of an off-site sign shall be permitted. (4) and install a masonry wall at Austin Road and State Route 120. San Joaquin County PA-0700407/BS Family Community Development Page 3