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Item No. 6 PC: 6-19-80 5-80-12 Page 3 of proposed Lot 7 will be at the developer's expense. In addition, we presently maintain a 115 KV tower line across the property by virtue of an easement from Fred Figge and Etta Figge to P.G.&E., dated August 28, 1915 and recorded in Book 261 of Deeds at page 141, San Joaquin County Records (P.G.&E. document number 2103-08-0035). No buildings or other structures are permitted within the easement. OTHER CONSIDERATIONS - The Environmental Review Officer has prepared a Negative Declaration based on an Initial Study of the project. EIR-78-1 was prepared for the Use Permit. - On January 14, 1979, the Board of Supervisors denied Use Permit U-77-113 for a golf course at this site. - The Lockeford Community Service District sewer plan is adjacent to the east. It would seem to be undesirable to allow residential development next to a facility of this type. The District located its plant in an agriculturally designated and zoned area to avoid land use conflicts. - In order to approve this project, it will be necessary to find that the subdivision is agricultural. The 10 acre parcel size proposed does not appear to provide for viable agricultural units. More probably, future owners will put the parcels to residential use. Residential development should be confined to designated Rural Residential areas. - Although this property was flooded in 1958, it lies outside the area studied by the Corps of Engineers. Residential development may risk unknown flood hazards. Bear Creek should be dedicated to the County to allow for flood control improvement and maintenance. - The "County maintained" portion of Victor Road ends 1/4 mile east of Jack Tone Road at the southwest corner of this property. If the project is approved, the developer will have to improve that portion of Victor Road leading to the proposed "Hillside Street" on his property. The reserve for street to the west is unnecessary and should be eliminated. - Approval of this project will encourage further large lot residential developments in the area designated for agriculture. DEVELOPMENT COMMITTEE ACTION - At its meeting of June 4, 1980, the Development Committee recommended denial of the subdivision. RECOMMENDATION AND FINDINGS - Ratify the Negative Declaration and deny the project with the following findings: - The proposed project is inconsistent with future agricultural use of the property. - The project may result in land use conflicts with adjoining conforming uses.