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Analysis Background On February 8, 2005, the Board of Supervisors approved the Specific Plan II project. Specific Plan II consisted of the proposed adoption of the second Specific Plan for Mountain House (PA-0300362) and associated and required approval of Neighborhoods C, D, H, I, J, and K. This Major Subdivision application proposes to subdivide a 10.6 acre(R-MH) Medium-High Density residential parcel located in Neighborhood 'C'. This Major Subdivision application in Neighborhood C represents the first R-MH (Residential, Medium High Density) development project in Specific Plan ll, and the third R-MH project overall in Mountain House (the two ether R-MH projects were approved in Specific Plan 1). The allowable Master Plan density range for (R-MH) Medium-High Density residential development is 12.0 to 14.0 units per acre. The proposed residential project is to be developed at 12.4 units per acre and conforms to the Master Plan allowable density range. The proposed single family detached residential development project would be required to conform to the applicable provisions of the Trimark Communities, LLC Single Family Residential Design Manual, as amended. These provisions include, but are not limited to, standards for site planning and landscape design, architectural styles, front and rear articulation, roof forms, porches, garage treatments, entry court gates, exterior lighting, and patio structures/gazebos. Public Land Equity Program Under the Public Land Equity Program (PLEP), each Tentative Map is required to dedicate its fair share of public lands to the Mountain House community equal to 21.2% of the mapped area. The actual land dedication for the proposed Tentative Map is less than that requirement leaving a PLEP deficit of approximately 2.24 acres. The subdivider must correct this deficit by one of several methods: dedicating additional land, transferring fee title ownership of private land, and/or submitting land vouchers to the MHCSD to meet said Public Land Deficit. The subdivider Shea Homes LLC has stated they will obtain a PLEP credit voucher from Mountain House Developers to satisfy the PLEP requirement. Noise Development Title Section 9-1025.9 lists the Residential use type as a noise sensitive land use. Development Title Section 9-1025.9(d) states that the Review Authority shall require the preparation of an acoustical study in instances where it has been determined that a project may expose existing or proposed noise sensitive land uses to noise levels exceeding the noise standards specified in Table 9-1025.9. An Environmental Noise Analysis was prepared by Illingworth and Rodkin on May 3, 2018 and it was determined that the exterior noise levels at the backyards of residences nearest to Central Parkway would exceed the 65 dBA Ldn threshold for San Joaquin County. If approved the following conditions shall apply: NOISE WALL: A six-foot noise wall made of concrete or masonry block is required between the residences and connect to each residence (along the eastern facades) of the proposed lots facing Central Parkway and the wall shall be included in the improvement plans(Figure 1., Noise Measurement Locations, Env. Nosie Analysis May 3, 2018)(Development Title Section 9-1150.10) Interior noise levels within new residential units are required to be maintained at or below 45 dBA Ldn. The proposed lots adjacent to Central Parkway would be set back approximately 65 feet from the centerline of the roadway. The exterior-facing rooms along the eastern facades as well as the northern facades of and southern San Joaquin County (PA-1800118)\(Shea MH LLC) Community Development Page 8