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Development Services Memorandum Preapplication Applications for SII-92-6/GP-92-8/ZR-92-8 Page 2 SERVICES: Under the site's existing General Plan and zoning designations, provisions must be made for on-site services: individual wells for drinking water, septic tanks for sewage disposal, and on-site storm drainage. With the proposed designations and parcels of two acres or larger, on-site services may be allowed. In the event that parcel sizes are less than two acres, public water and storm drainage systems are required in order to develop with septic tanks. The applicant's proposal to develop the project with on-site services could only be permitted if all the parcels contain two or more acres. Development of the project with septic tanks may only be permitted subject to securing an approved Septic Suitability Study. In order for the full application for Zone Reclassification to be deemed complete, the Environmental Health Division must approve the applicant's Septic Suitability Study. NOISE: Based upon projected CNEL noise contours for 2005, neither State Route 99 to the east of the site or the Southern Pacific Railroad tracks to the west will have an adverse impact on the proposed subdivision. However, noise analysis conducted for the Woodson Estates Environmental Impact Report indicates that the noise contour for one cF the Lodi Airport's runways may expose the western portion of the project site to noise levels in excess of the 65 db Ldn permitted by the Planning Title. In the event that staff is not able to verify the location of the noise contour, the applicant may be required to perform the necessary noise analysis to establish its location. LAND USE: The development of the site with residential uses is not expected to result in any significant land use conflicts, given the existing rural residential uses to the north and east, the scattered residential uses to the west, and the residential development on Meadow Creek Court to the south. However, the presence of this subdivision immediately adjacent to the agricultural lands to the south could possibly result in specific land use conflicts that would have to be mitigated. The conflicts could include the effect of agricultural practices on residents of the subdivision and the reduction of agricultural viability due to limitations on agricultural operations.