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Analysis _ Background The subject property is an 80-acre parcel currently planted in vineyard. The majority of the parcels in the immediate vicinity are from 5 to 10 acres in size, and most parcels contain a residence. The subject parcel does not contain a residence. Policy Considerations The General Plan designation for this property is A/L (Limited Agriculture), and the zone designation is AL-5 (Limited Agriculture, 5-acre minimum parcel size). The proposed Tentative Map is consistent with the density requirements contained in the General Plan and is consistent with the provisions contained in the Development Title relative to Limited Agriculture development. Williamson Act Under the AL-5 zone, the applicant could propose 5-acre parcels. However, the subject property is currently under Williamson Act Contract. Properties under Williamson Act Contract are not permitted to be subdivided below 10 gross acres. Therefore, the applicant is proposing 10-acre parcels. The applicant may file a Williamson Act Contract Notice of Nonrenewal. After a period of ten years, he would then be permitted to apply for a Minor Subdivision to subdivide the parcels down to the 5-acre minimum parcel size for the AL-5 zone. Access Parcels 1 and 2 will have access by frontage on .Jahant Road. The six remaining parcels will be accessed from Jahant Road via a 1,990-foot-long private road and cul-de-sac. Also, as a Condition of Approval(Condition No. 3.d.),the Department of Public Works will require an Irrevocable Offer of Dedication to result in a 25-foot-wide right-of-way from the west property line of Parcels 2, 3, 6, and 7 for the future Homestead Lane and from the north property line of Parcels 7 and 8 for Underwood Road. Drainage Storm water runoff must be retained on the site. Therefore, the applicant is proposing that each proposed parcel have an individual storm water retention pond. Drainage calculations shall be prepared by a registered civil engineer or licensed architect. Water and Sewage Disposal The applicant is proposing that each proposed parcel have an individual well and individual septic system. Prior to recordation of the Final Map, the Environmental Health Division is requiring that each proposed parcel shall have tests performed to deem the properties suitable for septic tanks. Fish and Game The State Department of Fish and Game has stated in a letter dated December 13, 2001, that the project will result in the conversion of 80 acres of open-space agricultural lands to nonopen-space use. Furthermore, the conversion of agricultural land will result in a potentially significant impact by contributing to the cumulative loss of wildlife habitat. The Department of Fish and Game requests that the applicant participate in the San Joaquin Multi-Species Conservation Plan (SJMSCP) or provide San Joaquin County SU-01-7\LeBaron Community Development Page 3