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May 6, 2004 (Revised May 12,2004) Byrne Property Pre-Application Project Description Objective:To develop 27 Rural Residential lots on 51-acres. The subject property is 50.72 acres plus a 20-foot road right-of-way panhandle adjacent to the CCTRR tracks totaling.30-acres. Total site area is approximately 51-acres. Process: In order to provide a second means of egress on a 50-foot right-of way to intersect with East Eight Mile Road,we have negotiated the participation of Kris Miller,the owner of the approximately 20-acre property (19.42-acres) to the north and east of the subject site,to exchange approximately 1.8-acres to accommodate the road. Miller's property is in Williamson Act so the exchange is necessary to maintain the same area in Williamson Act contract. A Lot Line Adjustment as indicated in the attached map will accommodate the exchange. A General Plan amendment is required to change the land use designation from Agricultural to Rural Residential. Similarly,a Zoning Ordinance change is required to change the designation from Agricultural 40-acres to Rural Residential. We believe that the changes are warranted,as the subject property is a missing notch of Agricultural designation west of Fernwood Road,if extended. The existing residential development pattern in Morada extends to Fernwood south of the subject site.The Galindo and Miller properties are not part of the General Plan and Zoning change (Galindo=APN 086-530-03, Miller=APN 086-530-29,086-053-30). The Plan: The plan is for a 27 lot high quality gated estate community. As previously, mentioned,a new gated entrance to the property will be provided from East Eight Mile Road at an intersection approximately 200-feet west of the CCTRR right-of way (centerline to centerline). The offset from the CCTRR right of way is to provide for sufficient vehicle stacking distance and adequate sight lines of approaching rail operations east of the railroad tracks. Discussions with CCTRR have indicated that they have an agreement with State PUC to operate in a 12-hour window from noon to midnight during weekdays. They operate one train a day that departs Stockton at noon and returns from Lodi approximately 5 PM.The maximum time for the train crossing is estimated by CCTRR to be 5 minutes. Since there is very little westbound PM traffic from the proposed project and currently on Eight Mile Road east of the project,there is very little stacking distance needed east of the rails. However it is desirable for proper sight-lines that some stacking distance be provided. This is why we have proposed the "gooseneck" on or Entry Road described above is provided. This roadway,located on a panhandle, is in excess of the required 50-feet right of way width. The excess right of way of the 1.8-acre land exchange parcel is for landscaping,a divided entry, gated entry and entry monuments. The existing entrance from Quashnick Road will be improved to County Standards,avoiding the existing Valley Oak adjacent to the current road. We intend to work with the CCTRR and County Public Works to make this crossing both safe and preserve the tree.The existing driveway to Gallindo property will be relocated to"T" with the Quashnick entry road north of entry monuments. The Gallindo access will either stay generally where it currently exists via an easement or in a new location on an easement within the gated community.