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residential lots and 1-acre parcel for the storm drainage system are located on the north side of Linne Road, 444 feet west of Chrisman Road, east of Tracy. The 5-acre parcel and 16 acre designated remainder are located on the southwest corner of Bates Road and Chrisman Road, northeast of the residential portion of the subdivision. There are three existing parcels located along the Linne Road frontage that are not participating in the Major Subdivision application. The density requirement for parcels in the R-VL zone is 1-2 du/ga (dwelling units per gross acre). Development Title Section 9-310.3(a) states that parcels in the R-VL zone shall have a minimum lot size of 17,500 square feet. However, Development Title Section 9-310.3(b) provides an exception that states that for Major Subdivision applications, the size of individual lots may be reduced to seventy-five percent (75%) of the minimum lot size provided the average lot size for all lots in the proposes subdivision is equal to or greater than the minimum lot size required, and that the individual lots are not less than five thousand (5000) square feet in area. According to the engineer, the average lot size for the project is 19,500 square feet. Noise Attenuation The information provided in the Noise Analysis for Major Subdivision No. SU-99-1 (Castello Estates) has been used to identify potential noise impacts that could occur as a result of the project's proximity to the Union Pacific Railroad. Castello Estates is located on the north side of Union Pacific Railroad and Linne Estates is located on the south side of the same railroad. As a result, the mitigation measures identified in the noise analysis are expected to reduce noise impacts for the Linne Estates subdivision to a less than significant level. The mitigation measures are contained in the Conditions of Approval (1.d). Loss of Agricultural Land It has been determined that the Major Subdivision application will result in a significant loss of 60 acres of agricultural land. The applicant proposes that any potentially significant impacts have already been mitigated to a less than significant level because of the following two reasons: "Linne Estates, LLC has recently detached the total project from B.C.I.D [Banta Carbona Irrigation District]. Accordingly, no more water will be required for this project and can be used for other agricultural purposes." "The project area has been zoned R-R [Rural Residential] for years. Linne Estates, LLC has recently rezoned the property to R-VL [Residential-Very Low Density] thereby increasing the residential density by a factor of 2.5 and thereby creating a more efficient use of agricultural land." Review Procedures PA-03-33 and PA-02-409 are tentatively scheduled to be heard by the Planning Commission on March 6, 2003. The Community Development Department has reviewed the Special Purpose Plan and Major Subdivision applications and responses from other agencies and will be recommending that the Planning Commission forward both applications to the Board of Supervisors with a recommendation of approval subject to the following conditions: