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1.3 PROJECT DESCRIPTION AND OBJECTIVES The 26.06 acre project site, known as the Traina Brothers parcel, actually contains 24.06 net acres after allowance for two existing one acre residential lots. The proposed project would consist of a General Plan Amendment and a rezoning, which would make possible the subdividing of the 24.06 acres into 14 rural residential lots. Possible layout of the lots is shown in Figure 1-3. The proposed General Plan Amendment would change the General Plan's Land Use Map designation from "Agriculture" to "Rural Residential." The rezoning would consist of changing the existing zoning designation from GA -10 (General Agriculture with 10 acre minimum lot size) to RR -65 (Rural Residential with 65,000 square foot (1.5 acres) minimum lot size). In terms of public services for the project site, the applicant proposes the use of individual water wells for each lot, individual septic systems for each lot, and use of an on site pond at the southeast corner of the property for detention of stormwater runoff from all 14 lots. The impacts of these and other services are discussed in Section 3.4, Public Services and Utilities. New County Development Policies were adopted by the San Joaquin County Board of Supervisors on January 27, 1987, that are relevant to public services. The specific policies that affect rural residential lots under two acres are discussed in Section 3.1, Land Use and Planning, and Section 3.4, Public Services and Utilities. Access to the project site is proposed to be at a single point on Fairoaks Road. As mentioned previously and as shown in Figure 1-3, the Banta-Carbona Irrigation Canal borders the northeast property line of the project site and the Western Pacific Railroad tracks border the southeast property line. The remaining 384 acres of the 410 acre study area will be analyzed as a worst case scenario of allowing maximum buildout under RR -65 zoning. Assuming 65,000 square feet (1.5 acres) net lot size, as allowed under RR -65 zoning, and also assuming that 20 percent of the 384 acres would be used for streets, the resulting number of residences would be 205. The actual number of residences may vary due to the following: 1. The railroad and irrigation canal rights-of-way take up some acreage; 2. Existing residences in the study area may be on parcels larger or smaller than 1.5 acres; and 3. Existing parcel configurations may not allow for 1.5 acre lot sizes. However, this report will assume that 205 residences could be built on the 384 acres in order to provide a worst case analysis. 1.4 INTENDED USE OF THE EIR This EIR will be used for environmental review of the General Plan Amendment, rezoning, tentative subdivision map and other discretionary approvals for the proposed project on the Traina Brothers property. This EIR will also be used for environmental review of converting the remaining 384 acres of the 410 acre study area from agriculture to rural residential. San Joaquin County will be using this EIR in its decision making process. 1-5