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sewer and water systems. South across Ashley are orchards. To the east across the Califor- nia Traction line are walnut orchards and rural homesites. This area is gradually being developed for "Rural Residential Use", with 1#+ acre parcels and individual sewer, water and drainage. The Morada area, in general, has been developed in piecemeal fashion with a variety of lot sizes and types of services. The service systems which exist in the area are fragmented into un- connected parts. That is to say services are either individual or provided by isolated public systems. In addition to existing agricultural uses which residential development is gradually displacing, there is strip commercial development along High- way 99 Frontage Road, with numerous vacant gaps. Uses include restaurants, grocery stores, liquor stores, churches and recreation. Morada is a suburbanarea about 6 air miles from the City of Stockton, the regional center. The City of Lodi is about eight (8) miles to the north. Both urban areas can be reached via State Route 99 in a few minutes by automobile. The land surrounding the rural residential area is utilized for diversified agriculture, especially row crops and orchards. 8. Zoning The site is now zoned I-PA (Interim Protected Agriculture) . Wilkinson Manor to the west and the area north of Quashnick are also zoned I-PA. The 120 acres mentioned above as being subdivided . will be zoned RR-65 effective November 19, 1977. To the east across the California Traction line is an area zoned RR-65; to the south across Ashley Lane is RA-20 (Residential Agriculture) ; Mosher Manor is zoned RA-30 (Residential Agriculture) . Area rezonings are presently in process which will rezone the Morada area to RR-65 with the exception of the existing commercial properties. -8-