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Analysis Background On April 27, 1993, the Board of Supervisors approved Zone Reclassification Application No. ZR-93-1 to reclassify 19.1 acres in the Stockton urban area from AU-20 (Agriculture - Urban Reserve; 20-acre minimum parcel size) to I-L (Industrial-Limited) to enable the applicant to establish an open-air mall. At the time of approval, the Board placed two Conditions of Approval on the project(Conditional Zone 1-US.7). The conditions are: (1) "Until all public facilities are available (water, sewage disposal, and storm drainage), the property can only be used for an open-air mall.' (2) "Prior to establishing an open-air mall on the site, a Use Permit for the use must be approved by the Board of Supervisors." On July 26, 1994, the Board approved Use Permit Application No. UP-93-9 which permitted an open-air mall. The Board also approved a Revisions of Approved Actions application that revised the first Condition of the 1-US.7 zone. The revised Condition states: "Until all public facilities are available (water, sewage disposal, and storm drainage), the property can only be used for an open-air mall and a bingo parlor." At that time, a bingo parlor was included in the "Recreation - Indoor Participant" use type in the Development Title and was permitted in the I-L Zone, subject to an approved Site Approval application. A Site Approval application was required instead of an Improvement Plan because full public services were not available on the subject parcel. (Development Title Section 9-505.5[a][3]) On July 19, 1995, the Community Development Department approved Site Approval No. SA-94-15 which permitted the construction of a 14,350-square-foot building to be used for a bingo parlor. However, on January 27, 1997, the Site Approval expired, and the building has never been constructed. Storage/Retail Structures The applicant has proposed to construct 24 storage/retail structures, similar to those used at mini-storage facilities. Each structure will house multiple storage units complete with roll-up doors. These structures will allow the vendors at the open-air mall the opportunity to securely store their wares when the mall closes for the day. Currently, most vendors are wrapping their rented retail sales area with a plastic cover or tarp to keep them dry and secure. Most of the individual units will be large enough to allow vendors to display items for sale inside the unit itself. Any additional merchandise will be displayed outside of the unit. With the new structures, the vendors will simply move their wares out in the morning, conduct their business, and then move the goods back in the storage unit at the end of the day. The existing structures used for storage and retail purposes are currently in violation of the Uniform Building Code. The applicant has proposed to replace the substandard structures with the storage/retail structures mentioned above. Since the applicants are proposing structures enabling the public to enter and view the merchandise, the structures will be required to meet the requirements for Group M Occupancies contained in the Uniform Building Code. Also, since the project site is in the A-H flood zone, the proposed structures will be required to meet the requirements contained in the County's Flood Ordinance (Section 9-1605). Truck Driving School The applicant has also proposed to utilize a portion of an existing,on-site parking lot for the purposes of establishing a truck driving school and the storage of four trailers.The Conditional Zoning I-US.7 only permits San Joaquin County SA-00-56\Stockton Open Air Mall Community Development Page 3