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Schools The Lodi Unified School District submitted a letter dated March 24, 1998, stating that the District had received an executed "Agreement for Provision of School Facilities Funding" and that the District considers this to be acceptable mitigation for the project's potential impact on school facilities. Utility Services The Lockeford Community Services District has provided a "will serve" letter, dated May 13, 1998, stating their intention to serve the project with public water and public sewer. Storm drainage is proposed to be provided for by an on-site retention basin to be maintained by formation of a County Service Area or annexation to an existing public agency with the authority to provide this service. Public Works has added a recommended Condition of Approval to require that a landscape plan be submitted for the storm drainage basin. Traffic Traffic analysis was prepared by Dowling Associates for this project in August 1998. The study has been reviewed and approved by the Department of Public Works. The study concludes that although the project will increase traffic, the increase in traffic is not sufficient to warrant traffic related improvements. The eastbound approach at Locke Road and State Route 88 for existing plus project conditions will approach Level of Service E. However, the study notes that by using the overall rated level of service technique, the level of service rated ratio would equate to a Level of Service C and, therefore, is not a significant impact, and mitigation is not required. This project will be required to pay Traffic Impact Mitigation Fees at the time of issuance of building permits. Neighborhood Compatibility Five letters of opposition to the project have been received and are included in the staff report. In summary, these letters say that the proposed project would be in conflict with neighboring agricultural and industrial uses, that the environmental studies are 10 years old and out of date, and that there are inadequate provisions for traffic and storm drainage. In response, the project is consistent with the General Plan designation and zone classification of Residential Low Density. The lots are 8000 square feet, which conforms with the General Plan for the urban community of Lockeford. Updated studies have been prepared for the biological and traffic issues, with appropriate mitigation to be incorporated as Conditions of Approval. Public Works has developed Conditions of Approval for construction of frontage improvements across the project along Locke Road and that the storm drainage retention basin be constructed to County standards. San Joaquin County SU-98-11JSA Community Development Page 6