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Item No. 5 PC : 5-19-88 ZR-88-28 Page 3 STAFF ANALYSIS POLICY CONSIDERATIONS : General Plan and Zoning: Under the adopted Zoning/General Plan Consistency Matrix, two zone classifications are recognized as primary implementation zones for the Limited Industrial designation: R-M (Restricted Manufacturing) and M-1 (Limited Manufacturing) . The predomi- nant zoning pattern in the project vicinity is M-1 . On this basis, it appears appropriate to use M-1 to implement the Limited Industrial General Plan designation of the project area. The project site is located within the Stockton urban center. For this location, the following development requirements may be necessary at the time of development : ° Sewage disposal - a public waste water treatment plant by an existing agency. ° Water supply - a public system by an existing agency. ° Storm drainage - a public terminal drainage system approved by the County Department of Public Works. Public sewage treatment and water supply services are available to the site . Future development under the existing General Plan and the proposed M-1 zone may require construction of a public terminal drainage system. If a "dry" industrial zone is developed with the General Plan update that will be designed to permit those uses with minimal sewage needs, this entire area will be rezoned. If a "dry" industrial zone is not adopted, staff will amend the General Plan designation on the remaining area to be consistent with the current R-2 zoning. AREA/NEIGHBORHOOD COMPATIBILITY: Land Use : The project area contains a mix of residential , commercial , industrial , and vacant uses. The residential and commercial uses are nonconforming to the existing General Plan. As such, these uses would be allowed to continue indefinitely until there is a proposal to expand the nonconforming use, to change