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Analysis Background The applicant's original project description for this Site Approval included the Small Agricultural Store and the request to deviate from the allowed number of signs and sign area. During review of this application staff conducted a site visit and observed a very large firewood pile. Firewood sales is permitted as an accessory use in the Agricultural zone only if the wood is grown on-site or within a five mile radius of the sales location. The Development Committee reviewed this project on July 12, 2000. The applicant was advised that the Small Agricultural Store could be approved by the Community Development Department when a revised floor plan is submitted showing the location of the 150 sq. ft. of limited retail sales area and that the request to deviate from the allowed number of signs and sign area permitted by the Development Title would be denied by the Community Development Department. At the meeting, the applicant was also asked for a revised site plan showing the firewood storage area. The intent of this request was to provide staff with a plan with which the firewood sales could be reviewed for conformance with Development Title requirements. Modification of Sign Requirements The applicant is proposing to modify the sign requirements for Produce Stands. The Development Title permits a total of six freestanding and attached signs not to exceed 25 sq. ft. per sign face. The applicant is requesting two additional signs for a total of eight signs. The applicant is also requesting that the two additional signs be permitted to exceed the permitted sign area. The proposed signs would be 128 sq. ft. (8 x 16) and 64 sq. ft. (8 x 8) in size. In order to approve a modification of the sign requirements, the request must meet the findings required in Section 9-1710.40) of the Development Title. The applicant was advised at the Development Committee meeting on July 12, 2000, that the findings required to support the requested modification of the sign requirements could not be made. Specifically, the proposed signs are out of scale with the size of the existing building that will house the proposed Small Agricultural Store, and the signs would be out of scale with signs in the vicinity. The existing sign standards are adequate to identify the proposed Small Agricultural Store. Additionally, the sign standards are being applied consistently throughout the Produce Sales industry. Firewood Sales The applicant submitted a revised site plan dated August 10, 2000, showing a 10,000 sq. ft. wood yard (100 ft. x 100 ft.). The applicant states that the wood stored at the project site is grown within a five-mile radius and that most of the wood is shipped to Nevada for sale. Section 9-605.4 of the Development Title permits firewood sales as an accessory use if the firewood is grown on the site or within a five-mile radius. The Development Title defines an Accessory Use as any customarily related use that is clearly subordinate to the main use, reasonably compatible with the other principal uses in the zoning district,and located on the same parcel as the main use. The applicant rents the area occupied by the existing produce stand and the firewood storage area. Therefore,the only main use that the firewood sales may be accessory to is the proposed Small Agricultural Store. The Agricultural Store is approximately 2,795 sq. ft. in size, roughly one quarter the size of the wood area. The excessive size of the firewood sales area constitutes a primary use rather than an accessory use. Firewood sales as a primary use is not permitted in the Agricultural zone. Retail and wholesale firewood San Joaquin County Community Development SA-00-351Sephos Page 3