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Item No. 5 PC : 3-1-7.9 S-79-2 Page 2 REFERRALS AND REPLIES - Council of Governments - "The 56 lot industrial subdivision (Application 5-79-2) is not in conformance with COG's Land Use Plan. At the time the COG land use map was adopted, there was a conflict in this area between the City and County general plans. Because ample vacant industrial land exists within the immediate airport area, and because of potential flood hazards, COG did not support an industrial designation, but rather an Open Space/Agricultural designation for the area northeast of Arch Road and Highway 99. A small commercial/highway service area is shown on the COG map in the northeast quadrant of Arch Road and Highway 99. At the time the COG map was adopted, both City and County general plans showed a Commercial designation for the site, thus COG supported and adopted the Commercial designation. Since then, the City General Plan has deleted a Commercial designation from this interchange. However, the proposed industrial develop- ment would vary from the limits of the existing Commercial designation. " - City of Stockton - "The City of Stockton General Plan designates the area for agriculture and open space -- therefore, we recommend denial of this subdivision. " - Pacific Telephone & Telegraph Company - No objections. - Stockton Airport - Building Department - Two sets of plans required, permits will be required, a certificate of occupancy and final inspections. - Pacific Gas & Electric Company - Requested a P.U.E. along the road frontage in the subdivision. OTHER CONSIDERATIONS - Although it is zoned R-M the area immediately adjacent to the freeway is designated for Highway Service. A General Plan amendment to restricted light industrial is in process and will be heard in May. - In order to 'provide for continued maintenance, the storm pond should be on a separate parcel and be dedicated to the County. - The design has been revised to eliminate direct access to 99 Frontage Road. Access to Arch Road should also be eliminated. - The subdivider has proposed to flood proof the improvements within the subdivision where the 100 year flood elevation is more than a foot or so above land surface. The rational is the cost of the large amount of fill material required to elevate structures several feet. - While flood proofing will provide flood protection it has its drawbacks. Flood proofing equipment must be maintained. Because floods are infrequent flood proofing equipment tends to be lost or deteriorate. Then when flooding does occur property owners are unable to implement adequately designed flood proofing measures. This problem can be alleviated by designing the flood proofing features for low maintenance and integrally incorporating them in the building design.