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Utility Services In a letter dated May 13, 1998, has been received from the Lockeford Community Services District stating their intention to serve the project with public water and public sewer. Storm drainage is proposed to be provided for by an on-site retention basin to be maintained by formation of a County Service Area. Traffic Traffic analysis was prepared by Dowling Associates for this project in August 1998. The study has been reviewed and approved by the Department of Public Works. The study concludes that although the project will increase traffic, the increase in traffic is not sufficient to warrant traffic related improvements. The eastbound approach at Locke Road and State Route 88 for existing plus project conditions will approach Level of Service E. However, the study notes that by using the overall rated level of service technique,the level of service rated ratio would equate to a Level of Service C and, therefore,is not a significant impact,and mitigation is not required. Neighborhood Compatibility Four letters of opposition to the project have been received and are included in the staff report In summary, these letters say that the proposed project would be in conflict with neighboring agricultural and industrial uses, that the environmental studies are 10 years old and out of date, and that there are inadequate provisions for traffic and storm drainage. In response, the project is consistent with the General Plan designation and zone classification of Residential Low Density. The lots are 8000 square feet, which conforms with the General Plan for the urban community of Lockeford. Updated studies have been prepared for the biological and traffic issues, with appropriate mitigation to be incorporated as Conditions of Approval. Public Works has developed Conditions of Approval for construction of frontage improvements across the project along Locke Road and that the storm drainage retention basin be constructed to County standards. San Joaquin County SU-98-1USA Community Development Page 6