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J Analysis Back4round In 1990, a Major Subdivision (SU-91-8)was applied for to subdivide a portion of the existing parcel and the adjacent parcel to the west into thirty-eight(38) residential lots. This application was approved by the Planning Commission in March 1991 but expired in March 1996. In August of 2000, a Minor Subdivision was approved creating the current configuration of the 3.82 acre parcel involved in this project. In May 2005, a Major Subdivision (PA-0400524) application was approved to create twenty-six (26) residential lots on the parcel west of this project. Elvera Terri Way begins within this approved subdivision and ends within the proposed Major Subdivision. Lot Averalain4 The minimum lot size in the R-L zone is 6,000 square feet. The minimum lot width requirement is 60 feet. In a Major Subdivision, the individual lot size may be reduced to 5,000 square feet if the average lot area for all lots in the proposed subdivision are equal to or greater than the minimum lot area required (6,000 square feet). (Development Title Section 9-310.3) In addition, the lot width of individual lots in a Major Subdivision may be reduced to seventy percent(70%) of the minimum lot width required by Table 9- 310.3, provided the following conditions are met: (1)The average lot width for all lots in the proposed subdivision shall be equal to or greater than the minimum lot width required; and (2) Individual corner lots shall not have a lot width of less than fifty (50)feet. (Development Title Section 9-310.4). In the proposed Major Subdivision, the lots range in size from 5,000 square feet to 10,356 square feet with an average size of 7,111 square feet. The lots range in width from 50.02 feet to 80.67 feet with an average width of 63.76 feet. Oak Tree The tentative map shows that Lot 1 has an oak tree on the property with a trunk diameter of thirty (30) inches with a thirty-five(35) foot drip line. In addition, there are several oak trees on Lot A ranging in diameter from eight (8) inches to thirty-six(36) inches. A Heritage oak tree is defined as a native oak tree that has a single trunk diameter of thirty-two(32) inches or greater measured at four and one-half(4 %) feet above the average ground elevation of the tree. A native oak tree is defined as a valley oak with a trunk diameter of six (6) inches to less than thirty-two(32) inches for a single trunk tree, or a combined trunk diameter of eight(8) inches or greater for a multi-trunk tree measured at four and one—half(4 %) feet above the average ground elevation of the tree. (Development Title Section 9-110.4). The applicant has stated that he wants to preserve the heritage oak trees and native oak trees. To protect and preserve the both types of oak trees from development and construction activity, certain standards shall be applicable to grade changes near or within the drip line of said oak trees. No grade changes shall occur within six (6)feet of the trunk of the tree. No grade changes shall occur that entail removing or adding more than six (6) inches of soil in the protected zone of the tree. Any grade changes within the protected zone of tree shall be accomplished so as to prevent soil compaction and injury to or removal of the tree's roots. Before grading operations may commence, a minimum five (5)foot high chain link fence or other comparable protective fencing shall be installed at the outermost edge of the protected zone of each tree or group of trees. No trenching whatsoever shall be allowed within the protected zone of subject trees and paving within the drip line of affected trees shall be minimized. If paving is necessary, porous materials shall be used. (Development Title Section 9-1505.5). San Joaquin County PA-0600119W,ffordable Luxury Homes Community Development Page 3