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Analysis Background On June 25, 1952, the Board of Supervisors approved the Riviera Cliffs subdivision consisting of 110 residential lots. On September 11, 2007 the applicants submitted a Major Subdivision application for seven (7) residential lots. On January 17, 2008, the Planning Commission considered the above referenced Major Subdivision application. The application was denied by a 4-1 vote, based on the inability to make Finding No. 4, which requires the site to be physically suitable for the proposed density of development. It was noted however, that a number of the Planning Commissioners thought that four(4) residential lots would be better than seven (7) residential lots. On March 17, 2008, the applicants submitted a Minor Subdivision application for four(4) residential lots and a designated remainder. Normally, this application would be addressed at staff level; because of neighborhood opposition, this project is being referred to the Planning Commission. Demolition Permit The proposed parcels 2, 3 and 4 as shown on the Tentative Map show an existing 4,300 square foot single family residence crossing over the new proposed lot lines. The applicant will be required to obtain a demolition permit for the existing single family residence, and as a condition of approval such permit shall be finalized prior to approval of the Parcel Map. Council of Governments The proposed project site is in an urban no pay zone. However, prior to any ground disturbance, the Council of Governments is requiring that a pre-construction survey be completed by a Council of Governments biologist. Neighborhood Opposition The Community Development Department received one (1) letter and a petition signed by 65 residents of the Riviera Cliffs Subdivision in opposition to the project. The residents have expressed three issues of concern: • Lot Sizes • Traffic Safety • Infrastructure Lot Size and Width Development Title Section 9-310.3(a) states that, unless otherwise specified, the minimum lot size within residential zones shall be 5,000 square feet. The vesting tentative map indicates four (4) residential lots and a designated remainder. The proposed lots range in size from 17,426 square feet to 17,994 square feet. The General Plan density range for the R/L designation is 2-6 dwelling units per gross acre San Joaquin County PA-0800093\Hackett Community Development Page 3