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PC: 2-21-91 ZR-89-24 STAFF ANALYSIS POLICY CONSIDERATIONS: General Plan and Zoning: The project site is designated on the General Plan as General Industrial, with the southern portion in Agriculture. The General Plan designation has an undefined boundary. Zoning is used to clearly define the breaks between the two designations. The Zoning/General Plan Consistency Matrix indicates that M-2 is the primary implementation zone for General Industrial. The underlying development of the project site, which is a wholesale lumberyard and cut plant, requires an M-2 zone because the saw line is not in an enclosed structure due to the explosive nature of sawdust. The wholesale lumberyard and cut plant is compatible with existing and proposed uses and will not create traffic or service impacts. However, more intensive M-2 uses could be proposed should the project area not be developed as a lumberyard. Therefore, staff recommends that the Zone Reclassification be conditioned to ensure that the project is consistent with General Plan policies related to the avoidance of land use conflicts, the provision of adequate road and circulation facilities, and the provision of adequate services for sewage disposal , water supply, and storm drainage. If conditional zoning is approved, the Reclassification shall appear on the zoning map as M-2 followed by S-91-1, which refers to a table that identifies the Conditions of Approval. AREA MEIGHBORHOOD COMPATIBILITY: The project site is within the rural center of Vernalis. The site is currently vacant. To the north of the project site is the Southern Pacific Railroad tracks, State Route 33 , several residences, a post office, grocery store, and Western Farm Service; to the west is Hunter Container Corporation and agriculture; to the east are residences and agriculture; and to the south is Stanislaus County. The adjacent land uses in Stanislaus County consist of a wholesale nursery and an oil supply facility. -6-