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Item No. 7 PC: 10-1-92 SU-91-12 Page 3 STAFF ANALYSIS BACKGROUND: On October 19, 1989, the Planning Commission approved a Tentative Map on this property for a 16-lot Major Subdivision. The original subdivision was for 1'A-=e lots. The present proposed subdivision takes advantage of the new Development Title standards. POLICY CONSIDERATIONS: General Plan and Zoning: The site is designated RIR (Rural Residential) on the General Plan. The zone is R-R (Rural Residential), which is an implementing zone for this General Plan designation. The proposed project is consistent with all pertinent General Plan policies. Staff has considered the housing needs of the County in recommending approval of this subdivision and has concluded that the housing that may result from this approval can be balanced with the service requirements of existing residents in the area AREA/NEIGHBORHOOD COMPATIBILITY: Land Use: The project is bounded on the west by State Route 99, on the north and east by residential development, and on the south by Pollardville. Traffic/Circulation: The project site has access on State Route 99 East Frontage Road. The lots will front on a new portion of Tudor Rose Glen. Access is also provided to this proposed subdivision from the east through the Morada Estates North subdivision. Potential future alignment of the frontage road by Caltrans could affect Lots 14, 16, and 16 of this proposed subdivision. Noise: Because of the project's location adjacent to State Route 99, the western portion of the site is subject to noise levels in excess of 65 decibels. The Conditions of Approval, therefore, require that a sound study be conducted and that the excessive noise levels be mitigated. FACILITIES/S ERVI CES: Sewage Disposal, Water Supply. and Storm Drainage: Sewage disposal will be provided by individual septic systems on each IOL