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5. The use is compatible with adjoining land uses. • This finding can be made because with the proposed Conditions of Approval for the project, the project will be compatible with surrounding land uses. Additionally,the site is 44 acres, which is large enough to accommodate the proposed uses on the site. Conditions of Approval Use Permit Application No. PA-0300050 was approved by the Planning Commission on April 17, 2003. The effective date of approval is April 27, 2003. This approval will expire on October 26, 2004,which is 18 months from the effective date of approval, unless (1) all Conditions of Approval have been complied with, (2) all necessary building permits have been issued and remain in force, and (3) all necessary permits from other agencies have been issued and remain in force. Unless otherwise specified, all Conditions of Approval and ordinance requirements shall be fulfilled prior to the establishment of the use and the issuance of any building permits. Those Conditions followed by a Section Number have been identified as ordinance requirements pertinent to this application. Ordinance requirements cannot be modified, and other ordinance requirements may apply. 1. COMMUNITY DEVELOPMENT DEPARTMENT (Staff Contact: Leanne Mueller, 468-3228) a. IMPROVEMENT PLAN: Submit an Improvement Plan. The Site Plan required must be prepared by a registered civil engineer or licensed architect. This Plan must show drainage, driveway access details (including gates), on-site parking, landscaping, signs, existing and proposed utility services, and grading (refer to the "SITE PLAN CHECK LIST' for details). A fee is required for the Site Plan review. (Development Title Section 9-884) b. APPROVED USE: This approval is for the conversion of an existing 2,400-square-foot produce stand to a large agricultural store. The facility also has a 380-square-foot office/snack room/restroom and a 350-square-foot cold storage area as shown on the Site plan dated February 21, 2003 (Use Type: Agricultural Store, Large) (1) A maximum of five hundred (500) square feet of the structure's total floor area shall be used for limited retail sales (sundries). This area shall be shown on a revised floor plan submitted with the Improvement Plan application. G. COMPLIANCE DATE: BeGR_1_16P this t1P'_4eIGpMeRt is GUFFeRtly operating without the FequiFed- (1) All buildiRg peFrnits shall be applied for;.0thin 2_0 days fForn the date of approva-�. (2) All buildiRg Permits shall be obtained within 60 days fFGFn the date Gf approval. d. BUSINESS LICENSE: The applicant shall amend the existing Business License for this location to reflect the proposed change in Use Type. (Section 7-1000 of the County Ordinance Code) e. STORM DRAINAGE: Storm water drainage shall be retained on the site. The drainage pattern and corresponding storm drain improvements shall be shown on the Site Plan. Drainage calculations prepared by a registered civil engineer or architect shall be included. (Development Title Section 9- 1135) San Joaquin County PA-0300050\Gikas Community Development Page 5