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Hazardous Materials and Chemicals: Regarding hazardous materials, the project proposes to have a diesel tank to fuel an on-site pump for fire suppression for the proposed facility. The applicant states that the tank includes double wall construction and a leak detection system.This tank will be subject to statutory regulations facilitated by the Environmental Health Department for above and underground storage tanks. Additionally, the applicant states that a conventional refrigeration system will be utilized at the facility, the installation of which is subject to the 2022 California Building Code. With this oversight, impacts from hazardous materials related to the diesel tank and conventional refrigeration system are anticipated to be less than significant. Utilization of Private Services: Parcels zoned AG-40 (General Agriculture, 40-acre minimum) may use a well for water, a septic tank for wastewater disposal, and permits all drainage to be retained on-site, and do not require a connection to public services. The Environmental Health Department has approved a Soil Suitability Nitrate Loading Study (SR0085176) and determined that the site is suitable for an on-site wastewater disposal system. Water will be provided by an existing on-site agricultural well. Additionally, any improvements to the existing agricultural well shall be done under permit from the Environmental Health Department. Storm water drainage will be subject to the rules and regulations of the Department of Public Works and remain on-site.Additionally, the project includes a Condition of Approval from the Mosquito and Vector Control District which requires the implementation of Mosquito Prevention Best Management Practices in the design and maintenance of the stormwater pond. As a result, this project is not anticipated to result in significant impacts to utility and service systems. Litter: The opposition raised concerns about hairnets and general trash from the existing agricultural processing facility southwest of the project site. The existing facility is a separate operation and located on a different parcel (APN: 049-120-65) The applicant for the subject project has stated that they will ensure that litter from the proposed project site does not migrate onto adjacent parcels. Light Pollution:Any lighting installed for the site shall comply with Development Title Section 9-403.050(d), which states that all nonexempt outdoor lighting fixtures shall have shielding so as not to be directly visible from a public street or an adjacent lots. As a result, lighting impacts from the project are expected to be less than significant. Land Use Compatibility:The Industry—Agricultural use type is conditionally permitted in the AG-40 zone with an approved Administrative Use Permit application. The proposed project is an agricultural use and will have a less than significant impact to surrounding parcels. Property Values: Property values are not a land use consideration and are not regulated by the Development Title or reviewed by the Community Development Department. Planning Commission Staff Report, PA-2200090, PA-2100295 (GP, SA) 9