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General Plan Volume 1 Water Supply Policy 2 (Pg IV-105) New development in urban communities shall have at a minimum, access to a public water system. In Rural Residential designations, individual wells may be permitted if parcels are two acres or greater and no public water systems exist. • The applicant has submitted a "will-serve" letter from California Water for public water. General Plan Volume 1 Stormwater Drainage Policy 1 (Pg IV-109) New development in urban communities shall have at a minimum, access to a public drainage system, with terminal drainage unless a Master Drainage/Special Purpose Plan permits retention ponds. On- site drainage may be permitted in Rural Residential designations if parcels are two acre or more. • The Department of Public Works has stated the applicant will be required to submit a "will serve" letter from the City of Stockton for public stormwater drainage. There are no Master Drainage/Special Purpose Plans to permit a retention pond. Bases for Zone Reclassification Development Title Section 9-812.4 states that prior to approving an application for a Zone Reclassification, the Planning Commission and Board of Supervisors shall determine that all of the following are true: a) The proposed zone is consistent with the General Plan, any applicable Master Plans, and any applicable Specific Plan; • Although the proposed Zone Reclassification to change the zoning to R-L (Low Density Residential) is consistent with the current General Plan designation of R/L (Low Density Residential), the applicant must provide a "will-serve" letter for public storm drainage. There are no applicable Master Plans or Specific Plans in the vicinity. b) The proposed zone district is reasonable and beneficial at the time. • The proposed Zone Reclassification is not reasonable and beneficial at this time as access to a public stormwater drainage system must be provided. The applicant has submitted a "will serve letter" from the City of Stockton for sewer service and a "will serve letter" from California Water for public water. Agricultural Mitigation This project will be subject to the Agricultural Mitigation Ordinance of the Development Title. The Ordinance requires agricultural mitigation for a Zone Reclassification that changes the permitted uses from agricultural to a non-agricultural use, regardless of the General Plan designation. (Section 9- 1080.3(a) (1)). Agricultural Mitigation shall be satisfied by granting a farmland conservation easement or other farmland conservation mechanism as set forth in Development Title Section 9-1080.3(d). The number of acres of agricultural mitigation land shall be at least equal to the number of acres that will be changed to a non-agricultural use (a 1:1 ratio). Pursuant to Section 9-1080.3(f), submission of the required legal instrument to provide agricultural mitigation land shall occur at the time of Grading Permit or Building Permit issuance for the underlying development project. Next Steps When the applicant is ready to submit the full application it will be necessary to do the following: 2