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Item No. 5 <br />P/C 9-16-76 <br />z-77-7 <br />Thomas Luckey <br />Page 2 <br />GENERAL PLAN <br />- The Morada Area is designated for Rural Residential development by the San <br />Joaquin County General Plan to 1995. The development policies of the Plan <br />call for "maintaining a rural character," "homesites of sufficient size to <br />accommodate the desire for rural living and satisfy the applicable health <br />requirements" and "adequate drainage." <br />Effects of the Project <br />- The project will convert productive agricultural land to residential home - <br />sites. <br />- Three (3) additional lots served only by a private right-of-way will be <br />created. <br />- The circulation pattern established by Valley Drive will be cut off. <br />- The responsibilities of the County Sheriff, Public Works Department and <br />Waterloo Morada Fire District will be expanded. <br />- Eleven (11) additional homesites using individual private wells and septic <br />tanks will be created. <br />Mitigation Measures Proposed to Minimize Adverse Impacts <br />Adverse Impacts <br />- The applicant proposed a public road with curb and gutter to serve eight <br />(S) of the lots. <br />- Although not proposed by the applicant, girculation problems could be avoided <br />by extending "Valley Drive" to the proposed "Greenwood Lane" providing all <br />the lots except Lot F with frontage on a public road. This could be done by <br />adjusting the size of lots in the P.U.D. procedure. <br />- A storm drainage pond (Lot "A") will be provided to handle stormwater as <br />presently shown on the proposed future subdivision map. This parcel would <br />not be usable as a building site should terminal storm drainage become <br />available, freeing Lot "A" for development. Lot "A" should be a drainage <br />easement which would revert to Lots 1 and 2 when no longer needed, or a full <br />lot should be used. <br />- Road improvements, curbs, and gutters constructed to County standards will <br />be provided to provide circulation and drainage. <br />- A community water system with a back up well should be constructed to provide <br />a reliable safe water supply for domestic use and fire protection. The <br />applicant has proposed individual wells. <br />- As many as possible of the existing walnut trees should be preserved to <br />provide wildlife habitat, screen the dwellings and preserve the rural <br />character of the area. <br />ENVIRONMENTAL REVIEW COMMITTEE <br />- The Environmental Review Committee adopted a Negative Declaration on this <br />application. <br />