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Item No. 3 PC : 2-18-88 UP-88-20 Page 3 STAFF ANALYSIS POLICY CONSIDERATIONS : General Plan: Industrial Principle No. 6 recognizes industrial-type uses with characteristics similar to the Terra Genesis project : "Industrial uses which may require locations outside of urban centers because of their raw material orientation or operational characteristics should be directed toward areas of least agricultural production or potential where they are compatible with surrounding land uses. " Zoning: The subject property is zoned M-2/L (General Manufacturing with Limited combining zone) and is surrounded by property zoned GA-40 (General Agriculture, 40-acre minimum) . The M-2 zone permits a wide variety of industrial uses and is generally con- sidered to be the most appropriate zone for treatment of con- taminated materials. The Limited combining zone restricts the expansion of existing industrial development which is not con- sistent with the General Plan. In this case , the General Plan land use designation is Agriculture. However , Section 9-8152 of the Planning Title does permit a change of use within the L combining zone upon approval of a Use Permit . AREA/NEIGHBORHOOD COMPATIBILITY: Access and Location: The project site comprises a 3 . 4-acre portion of a 28 . 4-acre parcel ( refer to Site Plan) . The site appears well suited for the proposed use . It is isolated from adjacent residential homesites and has direct access to State Route 99 via Austin Road. The nearest residential dwelling is approximately 1600 feet from the site , with scattered dwellings one-half mile or more from the site . Conditions of Approval have been recom- mended to control noise generation from the project and to restrict haul truck access south of Palm Avenue on Austin Road. Operational Characteristics : Each treatment cycle will process approximately 600 cubic yards , with an annual production of approximately 6 ,000 cubic yards.