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Item No. 4 PC: 10-1-92 UP-92-27 Page 2 STAFF ANALYSIS BACKGROUND: On March 28, 1990, the Planning Division approved Site Approval Application No. SA-90-38, which permitted a wholesale nursery (Stewarts Nursery) to be established at this site. POLICY CONSIDERATIONS: General Plan and Zoning: This Use Permit is being processed pursuant to the 1995 General Plan and Planning Title. The site is designated Limited Industrial on the General Plan. The zone is M-1 (Limited Manufacturing). Trucking terminals may be conditionally permitted in the M-1 zone with a Use Permit- AREA/NEIGHBORHOOD ermitAREA/NEIGHBORHOOD COMPATIBILITY: Land Use: Tapley Pool is located to the west of this site across Harlan Road. Across Roth Road to the south is a vacant lot, two residential lots, and a feed supplement manufacturer. East of the site is the Southern Pacific Railroad. North of the site is the Lighthouse Village Mission and a residence. This proposal may conflict with the residential use of the one-acre parcel located on the northwest corner of this project The applicant has designed his parking area to minimize the impact to the residence. Staff is recommending that a six-foot-high masonry wall be erected as a buffer along the property line between the project and the residence. No other land use issues have been identified. Traffic/Circulation/Parking: The site has access by frontage on Harlan Road and Roth Road via one driveway on each road. The Harlan Road driveway will be used exclusively by autos, while the Roth Road driveway will be used by both trucks and autos. The gate to the truck parking area is located 140 feet from Roth Road, allowing ample room for trucks to exit the highway completely before stopping to open the gate. The applicant is proposing asphaltic concrete over rock base for all parking and maneuvering areas.-Other than the driveways, no roadway improvements are required The 56 existing auto parking spaces comply with the requirements of the Planing Title (2 per 1,000 square feet of building space [24], plus one for each employee on the busiest shift [251). It is estimated that this project will produce approximately 25 truck trips per day and 25 vehicle trips per day. As this project is limited to 25 trucks, and is located on a major arterial (minor arterial on the 1995 General Plan Map) within 200 feet of a freeway, it is unlikely that this project will have a significant impact on the level of service of the local highways. The Department of Public Works is not requiring a traffic study.