SU0002304 - Laserfiche WebLink

Home Browse Search

established in the old irrigation ditches between the grape vines. The northern portion of the site contains an orchard and is not proposed to be developed. Development will occur in the central area of the site, where the oak saplings exist and which are proposed to be removed as part of this project. The applicants are proposing to construct a footbridge in the riparian woodland. A biological assessment was prepared by the consulting firm of Simpson-Moore, Inc. This assessment included a survey of general biological resources and more focused searches for potential habitat of sensitive species. The biological assessment concluded that only three sensitive species have the potential to occur on the site (Swainson's hawk, Valley elderberry longhorn beetle [VELB], and western pond turtle) and that the only sensitive species that may be impacted is the Valley elderberry longhorn beetle, as 11 elderberry shrubs were identified in the riparian forest habitat between the Mokelumne River and the lagoon. As mitigation measures for any impacts to the VELE, the consultant recommended that protective fencing be placed around the elderberry bushes and that they be checked periodically during construction if construction of the proposed footbridge proceeds. The Development Title also requires that parallel to any natural bank of a waterway, a natural open space for riparian habitat and waterway protection be maintained to provide nesting and foraging habitat and the protection of waterway quality (Section 9-1510.5). This section requires that the minimum width of this open space buffer be 100 feet measured from the mean high water level of the natural bank, or 50 feet back from the existing habitat, whichever is greater. In this area, the width of the buffer will be measured at least 50 feet back from the existing habitat. Land Use/Area Compatibility The project site currently contains a residence and cherry orchard on approximately 15 acres of the 32.6- acre site. The remaining acreage is vacant and will be the location of the church facility. The existing residence will be removed. Surrounding land uses are as follows: State Route 99 and equipment sales to the east, a vineyard to the north, agricultural land to the west, and the Mokelumne River to the south. The proposed church is not expected to adversely affect or be affected by adjacent agricultural operations. Flooding A portion of the site immediately adjacent to the Mokelumne River is within the actual floodway. Within this area, the applicants are proposing to construct a footbridge. Pursuant to Section 9-1605.17, no grading or placement of fill within the floodway is permitted. Acording to the Flood Control and Water Conservation District, the proposed worship education building is located within the 100-year flood zone and will be subject to the requirements contained in Section 1605.16 of the Development Title, which requires that the finished floor elevation be one foot above the 100-year flood elevation of 51 feet. Flood Control also stated in the referral response that direct discharge into the Mokelumne River in lieu of the storm water retention basin is not acceptable. The project will require a retention or detention basin in compliane with the San Joaquin County Flood Hazard Reduction Policy and County Design Standards. Traffic A traffic study, dated April 1997, was prepared by Dowling Associates, Inc., and submitted by the applicant as part of the Use Permit application. The traffic study identified the following measures, which have been incorporated into the project design, as being necessary to avoid traffic impacts on the frontage road: San Joaquin County UP-97-3/Mason Community Development Page 6