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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 approved Special Purpose Plan PA-0700226 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 9-1710.40) 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-1000164 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 Line 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 agricultural parcel. Agricultural Mitigation All General Plan Amendments that change the designation of any land from an agricultural to a non- agricultural use and Zone Reclassifications that change the permitted uses from agriculture to a non- agricultural use approved after January 9, 2007 are subject to agricultural mitigation(Development Title Section 9-1080.3[aj). 5.06 acres of the project site are subject to this mitigation.Agricultural mitigation shall be satisfied by granting a farmland conservation easement or other farmland conservation mechanism to or for the benefit of a qualifying entity.The number of acres of agricultural mitigation land must be at least equal to the number of acres that are changed to a non-agricultural use. Submission of the required legal instrument or payment of the in-lieu fee must occur at the time of Grading Permit or Building Permit issuance(Development Title Section 9-1080.3[n). Traffic The project site is currently vacant_Access to the site will be provided via three driveways along Thomton Road. The project is expected to generate more than 1,000 new daily trips. A referral was mailed to the Department of Public Works on .lune 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-Hom and Associates, Inc.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 be installed to adequately convey the following intended driveway operations: a) One-way,trucks-only entering the middle driveway San Joaquin County PA-1 000131\Highway 12 Investors Community Development Page 3