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The percentage of families in the unincorporated <br />Stockton Planning Area earning $15,000 or more on an <br />annual basis is 20.6%, in the Stockton Planning Area <br />the percentage is 19.4%. Roughly, one family in 5 <br />can afford a home in Walnut Acres. <br />Lincoln Village West, North Stockton and Morada <br />account for 758 new homes. Many of these single- <br />family dwelling units are in the same price range as <br />Walnut Acres, although all of them are farther from <br />downtown Stockton and few (except Morada Area) have <br />1/2 acre lot sizes. A study of housing needs by <br />Williams and Mocine published in 1973 Housing Needs, <br />states that "The average annual number of additions <br />for 1975-1995 is 2334. This is 156.7 percent <br />of the annual additions to meet the current need. <br />The rate of housing construction and/or restoration <br />will have to pick up significantly if the area's <br />housing need is to be met by 1995." <br />The proposed subdivision should give the area an <br />aesthetic "lift"; however, the subdivision will be <br />developed in 2 phases. The length of time between <br />developmental phases may have a negative effect on <br />the continued development of the units. Amenities <br />such as distance to shopping, large 1/2 acre lots, <br />curbs and gutters, and County status will entice <br />buyers; however, unavailable building funds or any <br />restrictions may prevent some lots from selling. <br />Maintenance of these lots would be extremely <br />important to the development of a "quality" image. <br />Sewers and drainage, as proposed, do not fit ultimate <br />County Plans. Provisions should be made to insure <br />conformance with County Plans even if actual develop- <br />ment is not proposed until some time late in the <br />future. <br />Summary of Impacts: <br />Positive: <br />1. A new residential situation involving 43 custom <br />home -type lots will be created in East Stockton. <br />This will somewhat counterbalance pressure for new <br />residential sites in Northwest and Northeast <br />Stockton. <br />2. The number of units in the proposed subdivision is <br />in line with population projections for the area <br />for 1995. <br />3. The area is closer to Stockton than other resi- <br />dentially developed areas, yet lot location and lot <br />size lend themselves to a country -like environment. <br />-28- <br />