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,r v Analysis General Plan/Zoning The General Plan and zoning designations for this parcel are R/L (Residential-Low Density) and R-L (Residential-Low Density), respectively. Mobile home parks may be conditionally permitted in the R-L zone with an approved Use Permit. The R/L General Plan designation permits 2-6 dwelling units per gross acre (du/ga). The proposed 75-unit mobile home park is consistent with the density requirements in General Plan Volume I, Residential Development Policy No. 1. (p. IV-17) and Development Title Section 9-315.3, as the property is 14.69 net acres in size and will have approximately five (5) du/ga. A single-family residence currently resides on the project parcel and will count as one dwelling unit for density purposes but will not be included as part of the mobile home park project. The parcel is located within the City of Stockton's Sphere of Influence. The City of Stockton's General Plan shows Low to Medium-Residential development planned for this area. Development Standards The adjacent properties to the north, south, east, and west, are either currently developed residential or planned for residential development. Development Title Section 9-1035 requires mobile home parks to be subject to the following standards, Parking-At minimum, one(1) parking space shall be provided at each mobile home site, and guest parking shall be provided at the rate of one-half(1/2) space per unit within the mobile home park. This ensures that adequate space will be available to residents of the mobile home park for parking and that street parking will not be a nuisance. (Development Title Section 9-1035.7) Screening-A six(6) foot high masonry wall shall be provided along all mobile home park rear and side property lines. A seven (7) foot screen is required within the park to provide screening of common storage areas, garbage, and rubbish to mobile home residents and adjacent property owners. (Development Title Section 9-1035.8[aj) Landscaping- A ten (10) foot wide landscaping strip shall be provided along all mobile home property lines abutting roads. It will be the responsibility of the park owner to maintain these public areas. (Development Title Section 9-1035.8[bj) The proposed site plan conforms to all of the development requirements for mobile home parks contained in the Development Title. Traffic Circulation This project generates an average of 361 trip ends per day. During peak hours, the project generates 42 trip ends per hour as indicated in the 6t' Edition of Trip Generation by the Institute of Transportation of Engineers. San Joaquin Development Title Section 9-1150.4 requires that traffic studies be conducted only when the traffic caused by the development project is expected to exceed 50 vehicle trip ends during any hour. Therefore, the Department of Public Works did not require a traffic study. The Department of Transportation has responded to the project referral and states that traffic impact fees should be collected on a "fair share" basis for future improvements at the intersection of State Route 4 and Walker Lane. Department of Public Works Condition No. 20) states that traffic impact fees are due and payable prior to approval of the Improvement Plan, which satisfies the Department of Transportation's requirement. San Joaquin County UP-01-3\Rolleri Community Development Page 3