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INTRODUCTION Summary of Proposal Cose & Associates, Tracy, California(proponent) has filed applications for General Plan Amendment and for Zone Reclassification to change the County's current land use designation and zoning on the project site in south San Joaquin County. The purpose of the proposed changes is to implement the proposed project described herein. The ultimate intent is to develop an environmentally-sensitive and recreation-oriented master planned rural residential neighborhood to become part of the New Jerusalem community. "Rancho San Joaquin" -- hereinafter called the project in this report -- would consist of about 1000 homes built over a 10 to 15 year period. Important project features include wetland restoration and a golf course. The project site is approximately 1,192 acres of land located in the northeast comer of the Interstate Route 5 - State Route 132 interchange in south San Joaquin County. Cose & Associates would be the master developer in a joint venture with project site property owners. If approved by San Joaquin County, golf course construction and development of approximately 100 lots would begin in 1990. Purpose of this Report The purpose of this report is to provide the supplementary materials requested by County planning staff(letter of April 19, 1989) to help process the applications for General Plan Amendment and Zone Reclassification. Contents of this Report This report defines the proposed uses and the physical site improvements required to serve these uses. The proposed Concept Site Plan contained herein is intended to establish the allowed land uses and their general footprints, densities, building and intensities, and the basic pattern of on-site streets. A Plan for Services is also included which enumerates needed services, describes their level and range, estimates when they would be available, identifies the improvements required and recommends how the services will be financed. The Concept Site Plan was prepared by a multidisciplinary planning team consisting of land planners, golf course architect, landscape architect, biologist, and traffic engineers while the Plan for Services was prepared by civil engineers and a governmental/fiscal analyst. PROJECT SETTING Site Location The project site is located approximately six miles southeast of the City of Tracy and is adjacent to the southwest boundary of the New Jerusalem Rural Residential community. The project site is generally bounded by Interstate Route 5 on the west, State Route 5 on the south, Koster Road on the east and Durham Ferry Road on the north (see Figures 1 and 2). Project Site Boundary and Ownerships The project site requested for General Plan Amendment and rezoning consists of 19 assessor parcels and 10 separate property ownerships. Figure 3 delineates the combined parcels and the '� 1