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COLLIER RANCH INTRODUCTION The Collier Ranch project, situated on the southern end of San Joaquin County is composed of 726 acres and is flanked on its southern most border by the Stanislaus River. The ranch lies approximately three miles due north of the City of Modesto and is accessible by Van Allen, River Road and Sexton Road. River Road which runs east/west on the northernmost boundary of the property is a primary collector that connects the neighboring towns of Oakdale and Ripon. The ranch currently farms walnuts, almonds and alfalfa. The alfalfa fields are concentratedin the southern portions of the site adjacent to the Stanislaus River, and are farmed in the roughly 70 acres of flood plain lands. The ranch terrain is generally flat and is bisected by a 15 to 20 ft. bank running north-east to south-west through the property. The present County Land Use Designation is agriculture. This will be a golf course/recreational community accentuating amenities along the Stanislaus River. The three entrances to the project are accessed from River Road at the northern end of the site, although the primary circulation pattern runs east/ west along the bluff and through the centralized residential neighborhoods. Residential Land Uses Residential densities for the plan vary from 5,000 sq. ft. lots to 20,000 sq. ft. lots. The residential layout was designed to intersperse small clusters of low density residential neighborhoods through the golf course, river and bluff top emphasizing golf course and river frontage. Twenty-seven golf holes meander throughout the upland portions of the property and bring an open space amenity from the river into the most northern regions of the site. Higher density residential homesites are located along River Road in the northern portion of the site. A system of bicycle/pedestrian paths are provided linking residential neighborhoods with recreational areas and parallel the Stanislaus River creating a small linear park.