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r except that an agency retention basin or private on-site retention basins may be allowed if there are no terminal drainage facilities within two hundred (200) feet, and the site conditions of soil permeability and groundwater level allow a retention basin design to meet San Joaquin County Improvement Standards. There is no terminal drainage facility within 200 feet. The applicant is proposing to have private storm drainage with on-site retention ponds. Wastewater Development Title Section 9-1105.2(d) (6) states that in non-agricultural zones, septic systems will onlybe considered for parcels two 2 acres or more in size except in areas zoned p O p Rural Residential, where parcels are one (1) acre or more in size, septic systems will be considered if the parcels are served by a public water system .and public storm drainage system. The applicant is proposing individual septic systems on each lot. All parcels will be 2.0 acres or E more in size. Road Names The project proposes a road name. If the project is submitted for a full application, the applicant will submit the proposed road name with the tentative map. The proposed road name will be reviewed to ensure that it is consistent with the Community Development Department's road name standards. If a road name is not consistent with the standards, alternative name(s) shall be submitted to the department. (Development Title Section 9-1150.18[a]) E ` Street Trees _ Development Title Section 9-1020.4 states that the planting of trees along streets is required for i all new residential developments as follows: • Trees shall be spaced at a minimum of three (3) trees for each lot frontage. • For corner lots, street trees shall be required on both street frontages. The trees cannot l interfere with sight distances and setbacks. • Trees shall be five (5) gallons in size. • Trees shall be located such that at fifteen (15) years of age, the crown will not encroach across side property lines. • Trees shall be located a minimum of ten (10) feet from driveways, between four (4) and ten (10) feet outside the road right-of-way. • Trees shall be chosen from the County Tree List. Vernal Pool U.S. Fish and Wildlife requested a biological survey to be performed on the subdivision (SU-00- 02) abutting the project site to the south. A biological survey was conducted by Moore Biological Consultants on April 20, 2000 and the survey showed that approximately 0.18 acres of vernal pool existed at the project site. Army Corps of Engineers requested a wetlands delineation study on another subdivision (PA-04-492) south of the project site. Wetlands biologist John Ranlett conducted a study dated July, 2005 and found 0.3 acre of wetlands on the project site, but no vernal pool. A referral letter was sent to U.S. Fish and Wildlife and Army Corps of Engineers on March 22, 2010 and no response has been received as of March 29, 2010. This issue may require additional review if a full application is submitted. 2