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connected at the western project boundary. This has been reflected in Public Works'conditions of approval. As discussed above, the applicant would also be required to pay their"fair share" for the cost of signalizing the Main Street and State Highway Route 99 northbound off-ramp intersection and also install a traffic signal at the intersection of Main Street and Wagner Avenue, if one is not currently existing at that location. Loss of Open Space • The parcels involved in the Major Subdivision application have a General Plan designation of R/L (Low Density Residential). The parcels were rezoned to R-L (Low Density Residential) as a result of Zone Reclassification application No. PA-0400248. This area is intended for residential development. The San Joaquin County Department of Parks and Recreation is requiring the collection of in-lieu fees for park development. Natural open space will be preserved parallel to Mormon Slough to provide nesting and foraging habitat and for the protection of waterway quality. The minimum open space shall be 100 feet, measured from the mean high water level of the natural bank or 50 feet back from the existing riparian habitat, whichever is greater. Noise • The proposed project is a 108 unit major subdivision. Stationary noise sources originating from residentially zoned property would not be considered a nuisance to existing residents. Also, Development Title Section 9-1025.9(b)(4) exempts noise sources associated with the maintenance of residential property located in a residential zone, provided such activities take place between the hours of 8:00 a.m. and 9:00 p.m. on any day. Environmental Impact Report An Initial Study was prepared for the proposed project. It was determined that a Mitigated Negative Declaration is the appropriate environmental determination. Stormwater and Drainage • As a requirement of the Major Subdivision application, a community retention pond/terminal drainage system shall be provided to meet the requirements of the County and to provide adequate drainage for the proposed major subdivision. Hydrologic and hydraulic analyses shall be provided and demonstrate that all property, both downstream and upstream of the discharge, will not be subject to a higher flood level as a result of the proposed drainage. Biological Impacts The Natural Diversity Database does not include records for endangered species or habitat in the project vicinity. The project would be subject to the provisions of the San Joaquin County Multi- Species Habitat Conservation and Open Space Plan (SJMSCP). The applicants have indicated that they are willing to participate in the SJMSCP. • There are a number of heritage and native oak trees located near the bank of Mormon Slough. Ordinance requirements have been identified to protect and preserve heritage oak trees and native oak trees from development and construction activity. These requirements are included in the proposed Conditions of Approval. Natural open space will be preserved parallel to Mormon Slough to provide nesting and foraging habitat and for the protection of waterway quality. The minimum open space shall be 100 feet, measured from the mean high water level of the natural bank or 50 feet back from the existing riparian habitat,whichever is greater. San Joaquin County PA-0400789/Bennett Development Community Development Page 4