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Analysis Background There are three Special Purpose Plans in the Flag City vicinity that are relevant to this project On August 23, 1994, the Board of Supervisors approved Special Purpose Plan PP-94-0002 regarding a comprehensive sign plan. On July 14, 1998, the Board of Supervisors approved Special Purpose Plan PP-98-0003 regarding the realignment of Thornton Road and State Route 12. On September 11, 2007, the Board of Supervisors approves! Special Purpose Plan PA-07011226 regarding design guidelines for projects within CSA 31. This project is consistent with each of the Special Purpose Plans. A separate Site Approval application to modify the sign requirements pursuant to Development Title 9-1710 4(j) has been submitted to the Community Development Department. On March 1. 2011, the Board of Supervisors approved General Plan Map Amendment PA-1000183 to change 5.06 acres of land designated as General Agriculture to Freeway Service and Zone Reclassification No. PA-1000184 to change the zoning from General Agriculture, 40-acre minimum, to Commercial Freeway Service_ This approval required annexation into CSA 31 (Flag City). On April 15, 2011, LAFCO approved the annexation. On November 3, 2010, Lot fine Adjustment and Merger application No. PA-1000232 was approved by the Community Development Department to merge five parcels and adjust the lot line between the remaining two parcels. The result will be that the entire project will be on one parcel and the other parcel will remain an undeveloped agricr.iltural parcel. Agricuftural Mitigation All Plan Amenctnients th2it change the designation of any land from an agricultural to a non- �3("ricultL,ral Lase and zone Reclass�Jilcntions that change the permitted uses from agricultum to a non- agricr)ltumi use approved after Janu2iry 9. 2007 are subject to agricultural mitigation (Development Title eraipn 0)-1080 5 06 -ir res tree project sits are subject to this rnitigatio,i. Agriccftural 7,'It0gatio€', si,all ')e s"Itisficd by cimnting a farmhand oarnscrvation easement or otherfarmland conservation niechamsrn to or for tlm Benefit of a qualifying entity. Tlie number of acres of agricultural mitigation land must be at least equal to the number of acres that are changed to a norr-agricultural use. Submission of the re(tLlired legal iristri]ment or payment of the in-lieu fee M!,Jst occur at the time of Grading Permit or Building Permit issuance (Development Title Section 9-1080.3{f)). Traffic The project site is currently vacant. Access to the site will be provided via three driveways along Thornton Road. The project is expected to generate more tlian 1.000 new daily trips. A referral was mailed to the Department of Public Works on June 25. 2010. The Department of Public Works required a traffic study to determine the potential impacts from traffic. The study, dated January 31, 2011, was conducted by Kimley-Horn and Associates, fnc. The traffic study was reviewed by the Department of Public Works and they determined that the following mitigation measures would ensure that the impacts from traffic would be less than significant. (1). Signing and striping shall he it to adequately convey the following intended driveway operations: a) One-way, trucks-only entering the middle driveway San Joaquin County PA-1000131\Highway 12 Investors Community Deveiopment Page 3