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Item No. <br /> PC : 1-22-87 <br /> MS-87-33 <br /> Page 3 <br /> STAFF ANALYSIS <br /> POLICY CONSIDERATIONS : <br /> General Plan: <br /> The project site is located within the City of Stockton Urban <br /> Center . Code Section 9-9005 (c) of the San Joaquin County <br /> Planning Title mandates that "in urban centers , such as <br /> Stockton, land shall be subdivided only when sewer, water , and <br /> drainage facilities are extended at the time of development . " <br /> The "time of development" for a subdivision is interpreted to <br /> be the date a parcel or final map is recorded, not the date the <br /> tentative map is submitted. If written documentation can be <br /> provided from the service provider that the services can be <br /> expected to be provided during the life of the map, an applica- <br /> tion can be processed. The applicant anticipates being able to <br /> provide for the required services prior to recordation of the <br /> final map . <br /> Zoning: <br /> The property is zoned M-1 (Limited Manufacturing) , which has no <br /> minimum lot size but does have a minimum width requirement of <br /> 100 feet at the 30-foot setback line . All proposed parcels <br /> conform to the zoning restrictions . An overlay FP-2 (Flood <br /> Fringe) zone also exists which, combined with the base zone , <br /> requires that new nonresidental buildings and substantial <br /> improvements , including the basement , shall have a minimum <br /> floor elevation of twelve ( 12 ) inches above the 100-year flood <br /> elevation, or an alternate method of floodproofing shall be <br /> designated and certified by a registered architect or engineer <br /> and receive approval from the County Building Inspector . The <br /> 100-year flood elevation is 29 . 0 N.G .V. D. , or a depth of three <br /> feet or four feet . Future development projects will require <br /> Development Plan approval at the staff level . <br /> AREA/NEIGHBORHOOD COMPATIBILITY: <br /> Traffic Circulation: <br /> Wilson Way Court exceeds the maximum 600-foot length for cul- <br /> de-sacs by approximately 250 feet . The Planning Commission may <br /> waive that requirement due to existing physical conditions and <br /> if no more than 20 homes are served. Homes are permitted sub- <br /> ject to a Use Permit only when incidential to a permitted use. <br /> In this case, no homes are anticipated, and only seven <br /> industrial lots will be served by the cul-de-sac . The wedge <br />