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Item No. 2 PC: 9-17-92 UP-92-20 Page 2 STAFF ANALYSIS BACKGROUND: On May 3, 1972, the Zoning Administrator approved Use Permit No. U-72-344 for a grape loading and transfer station 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 Agriculture on the General Plan. The zone is AG-40 (Agriculture, 40-acre minimum lot size). Trucking terminals may be permitted in the AG zones with a Use Permit. Trucking terminals in the AG zones are subject several locational and developmental criteria identified in Section 9-4005.4(k) of the Planning Title. This site meets the locational criteria in that it is located on a minor arterial within one mile of a freeway interchange. The project, as proposed, does not meet several developmental criteria. These deficiencies, however, have been explained to the applicant and are discussed below. With the recommended Conditions of Approval, the project can meet the requirements of the Planning Title. Under the provisions of the 2010 General Plan, this project may be permitted within an I/T (Industrial/Truck Terminal) General Plan designation and an I-T (Industrial-Truck Terminal) zone district This site is designated Agriculture on the 2010 General Plan and is zoned AG-40. Therefore, under the 2010 General Plan, this project is not permitted without a General Plan Amendment and a Zone Reclassification. AREA/NEIGHBORHOOD COMPAT161LfTY: Land Use: To the north and the south of the site are vineyards. To the east is a residence. Parking for two trucks and four trailers is permitted at that site pursuant to Site Approval No. SA-91-35. The owner, Mr. Zazzarino, has applied for a Use Permit for a trucking terminal (UP-92-26), which is scheduled to be heard by the Planning Commission on October 15, 1992 To the west are four residences and State Route 99. Lodi (Unds) Airport is located approximately one mile northwest of this site, on the west side of State Route 99. Traffic/Circulation/Parking: Peltier Road has an existing right-of-way width of 40 feet and a planned right-of-way width of 84 feet. The Department of Public Works is requesting an Irrevocable Offer of Dedication for a 42- foot-wide right-of-way from the centerline of Peltier Road. Frontage improvements are to be constructed in conformance with standards for one-half of an 84-foot-wide right-of-way rural arterial road. Construction of the frontage improvements may be deferred.