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HflmysiS Background In 1986, a Minor Subdivision application (MS-86-82) created two of the three parcels which are involved in this current project. A Major Subdivision (SU-91-8) was applied for in November of 1990 to subdivide the largest parcel and the adjacent parcel to the east into thirty-eight(38) residential lots. This application was approved in March 1991 but expired in March 1996. In May of 1991, a Lot Line Adjustment application (LA-91-76)was approved that created the current configuration of the parcels. In September of 2004, the applicant submitted a pre-application to subdivide the project site into either forty-three (43) or fifty (50) higher density residential lots for affordable housing. Because of a limited number of sewer allotments through the East Stockton Sanitary Sewer Project, the project had to be amended. In November of 2004, the applicant submitted a full application for twenty-seven (27) low- density residential lots. This application was amended on March 14, 2005 to reduce the number of lots from twenty-seven (27) to twenty-six(26)to include a detention basin and stub street. Demolition of Existing House There is an existing residence on parcel no. 157-140-10. This house is directly in the path of the alignment of the proposed Elvera Court. The applicant has stated that this house will be demolished as part of this subdivision. The demolition of the residence will be a condition of approval of this project. Oak Tree Adjacent to the house that is to be demolished, and straddling the property line between parcel nos. 157- 140-10 and 157-140-40, is a Native Oak Tree with a diameter of 20 inches. This oak tree is within the right- of-way of the proposed Elvera Court and the applicant has stated that this tree will be removed. Development Title Section 9-1505.3 states that the removal of a Native Oak Tree shall be permitted subject to an approved Improvement Plan application. Pursuant to Development Title Section 9-1505.4(d)(2), each Native Oak Tree that has been removed under the provisions of Section 9-1505.3(b) shall be replaced with three trees or acorns, or combination thereof. The applicant states that the replacement trees will be planted on Lots 15, 16, and 17 The replacement of the trees will be a condition of approval of this project. Noise Wall The applicant submitted a noise study prepared by Charles M. Salter Associates. To mitigate for traffic noise emanating from State Route 99, the noise study recommends a sound wall be built along the western property line, and along portions of the northern and southern boundaries. The incorporation of a sound wall along the western property line could have an effect on future noise levels for the existing residences located between the project site and State Route 99 due to the noise being reflected off of the sound wall. In order to mitigate the increase in noise levels to these neighboring residences, the western face of the sound wall should be treated with acoustically absorptive materials, such as the planting of landscaping (trees, bushes, or ivy) on or along the wall, or the use of sound absorptive material on the wall. In the event that an earthen berm is utilized for the noise wall within the riparian setback of Lot 17, the location of the berm may be within the 100-foot open space area, and its direction may be modified by the Planning Director in consultation with the noise consultant. If the sound wall to be constructed will not be an earthen berm, it must be located outside of the 100-foot open space area. San Joaquin County PA-0400524/Century 21 Properties Unlimited Community Development Page 3