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d December 2, 2004 BYRNE PROPERTY PRE-APPLICATION PROJECT DESCRIPTION Objective: To develop 27 Rural Residential lots on 51-acres. All lots will be greater than one acree. The subject property is 50.72 acres plus a 20 or 25-foot road right-of way panhandle adjacent to the CCTRR tracks totaling .30-acres. Total site area is approximately 51-acres. There is a discrepancy in the Title Report as to the width of the Panhandle. The Plan: The proposed project has two means of egress, via East Quashnick Road and Fernwood Lane. In order to provide a second means of egress on a 5o-foot right-of way from Fernwood Lane, we have negotiated the participation of Russell Chapin, the owner of the approximately 4o-acre property east of the subject site, to exchange approximately 4.5 acres to Byrne and 3.5 acres to Chapin, see attached mapp. A portion of the access to Fernwood Lane is by easement. The existing entrance from Quashnick Road will be improved to County Standards, avoiding; if possible, 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 as many Valley Oaks as possible. The existing driveway to Gallindo property will be relocated to "T" with the Quashnick entry road south of entry monuments. The 20 or 25-fo0t wide panhandle parcel to East Eight Mile Road will be retained for construction access and future utility corridor. The planned 27 residential estate lots are served off of a loop road with landscaped islands. All roads except for one private driveway described above are planned as County roads with a 5o-foot right-of- way. Planned roads and lots meet all County requirements for Rural Residential Development and Public Works Development Standards. The private driveway will be 25 feet in width in accordance with County Road Standards. Residential design quality is important to the project concept. In order to insure quality development, architectural and landscape design will be regulated by CC&Rs to be authored by the project developer. All roads will be private and the property gated. Gating is necessary to protect agricultural uses. A homeowners association will be formed to maintain planned roads, landscaping and enforce CC&Rs. Annexation to CSA 46 is will be sought to provide water, drainage and street lighting. If additional well(s) or detention basin is required, sites for these have been identified on the plan. If detention and well sites are not required, the 27 lots will be replated to incorporate this are for residential use. General Plan Amendments: A General Plan text change is being requested to change Morada from an "Urban Community" to a "Rural Community". We believe that the text change is warranted as the Morada Municipal Advisory Committee and the Morada Area Association desire that the Morada community remain a"Rural Community" composed of Rural Residential homes without urban services such as municipal water and sewer. Accordingly the General Plan Locational Criteria indicate that Rural Residential uses that we are proposing are appropriate in rural communities. General Plan map amendments are required to increase the boundary of the Morada Community to include the project and, secondly, change the land use designation from Agricultural to Rural Residential.The area adjacent to Mosher Creek will remain in Open Space/Resource Conservation. General Plan/Zoning Consistency: We will also request a zoning map change from Agricultural 40- acres to Rural Residential. The Galindo, Chapin property and the panhandle west of the Miller Property (APN 086-530-3o) are not part of the General Plan and Zoning Map changes (Galindo=APN o86-530-03, Chapin=APN o86-53o-28). Rational for General Plan and Zoning Map Changes: The subject property is bounded by rural residential, estate homes, on two sides. The lot line adjustment with Chapin swaps fallow land for land owned by Byrne that can be put into agricultural use. Emergency response will be improved by connecting Fernwood Lane and East Quashnick Road.