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Analysis Riparian Habitat Lots 18 and 19 are adjacent to French Camp (Walker) Slough. Riparian habitat exists along the French Camp Slough waterway. Development Title Section 9-1510.5 states that land parallel to any natural bank of a waterway, a natural open space area for riparian habitat and waterway protection shall be maintained to provide nesting and foraging habitat and the protection of waterway quality. The minimum width of said open space shall be one-hundred (100) feet, measured from the mean high water level of the natural bank or fifty (50) feet back from the existing riparian habitat, whichever is greater. Water-dependent uses may be permitted in this buffer. The 100-foot setback, measured from the mean high water level of the natural bank, is shown on the tentative map. There is adequate land available, outside of the setback area, for the construction of a single-family residence. Oak Trees The applicant is proposing to remove one Native Oak Tree with a 2-foot diameter in order to construct a public roadway (Noceti Street). The removal of the Native Oak Tree may be permitted subject to an approved Improvement Plan. Development Title Section 9-1505.4(d) states that each Native Oak Tree that is removed shall be replaced with three (3) trees or acorns, or combination thereof. This ordinance requirement has been included as a condition of approval. The replacement oak trees are shown on the revised tentative map on Lots 18 and 19 in the "riparian setback"area along French Camp Slough. It is recommended as a condition of approval that a separate instrument be recorded prohibiting the removal of replacement oak trees in the future, unless approved by the Review Authority with an Improvement Plan. Noise Mitigation Bollard & Brennan, Inc., prepared a noise analysis to identify potentially significant noise impacts to future residential development along Interstate 5. The study concluded that the following mitigation measures would reduce such impacts to a less than significant level: • A 16-foot tall property line barrier shall be installed along the western property line adjacent to 1-5. The barrier shall extend the length of the detention basin along the north end of the property. • On the south side of the project site, the barrier shall return east along the high water mark setback line, starting at a height of 12 feet and gradually decreasing to 6 feet in height. • On the north side of the project site, the barrier shall return east along the property lines of Lots 8 and 9 starting at a height of 8 feet and gradually decreasing to 6 feet in height. All barriers shall be constructed of concrete or masonry block or pre-cast concrete. The applicant disputes the condition which states that a noise barrier is required along the high water mark setback line and would like to remove the requirements from the conditions of approval. The Community Development Department recommends that the condition (1.h. [1]) be included in order to comply with the recommendations of the noise analysis and the requirements of Development Title Section 9-1025.9. This section of the Development Title requires a maximum of 65 db Ldn for outdoor activity areas for residential uses and an indoor maximum noise level of 45 db Ldn. San Joaquin County PA-02-631\Noceti Community Development Pana