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B. Future Land Use; The entire Morada area is designated as a Rural- Residential area by the San Joaquin County General Plan Land Use/Circula- tion Element map. The implementing zone for this designation is RR-65. The surrounding area is designated for continued agricultural use by the County General 'Plan. The concept of Rural Residential was developed in response to increasing demand for parcels of land permitting large lots with a size sufficient to accommodate the desire for rural living, satisfy health requirements and consume as little agri- cultural land as possible. Rural Residential zones are intended to provide homesites of sufficient area for each lot in the zone to provide individual water supply, sewage disposal and storm water drainage, thereby precluding the necessity for public systems. Because of the reliance on individual systems, Rural Residential should not be established within or on the fringe of urban growth areas as designated by the General Plan. To do so would create conflicts between community and individual systems, inhibiting orderly growth. Adopted policies are intended to confine Rural Residential development to areas which have already been divided into parcels so small they are no longer capable of significant commercial agricultural production, where physical conditions such as drainage, water supply, soil capability, topography, size, shape and location are suitable for rural residential• development but preclude other uses, and where the availability and adequacy of public facilities such as roads,. schools, . police and fire protection are found to be suitable for resi- dential use and would not be detrimental to the agricultural productivity of San Joaquin County. Based on these concepts the applicability of the subject area as "Rural Residential" is •mixed. The parcel has not been permanently committed to residential development., The majority of lots in the Morada area are below the 65,000 square foot area required minimum for rural residential lots. The poten- tial number of single family residential units in Morada is 1600. This many units with well, septic tank and on-site drainage can lead to substantial problems under conditions of prolonged rain. The desire of the Morada area residents tO maintain a country estate residential atmosphere has been a strong influence in designating the entire Morada area as "Rural Residential" . At an average household population Of 2.97 persons (1975 census average for Morada) the potential population of Morada will be 4,752 persons. The advantages of rural residential subdivisions such as the subject proposal will provide an efficient circulation pattern and subdivision design when compared to random parcelization. However, the -9-