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PC: 7-17-75 -9- Powers, cont. problems; they will take care of their own drainage on the property, in a pond; a pump will be installed; Mr. Powers will pay $1,600 drainage fees per acre. Regarding the problem of the dropping water level, this is a problem for the entire Stockton Area. A subdivision uses much less water than that required for a walnut orchard. This area is designated for suburban density residential and it should be developed that way. Regarding circulation, this proposal is in conformity with good planning practices and meets the requirements of the Planning Department. This subdivision provides for orderly development. Facilities will be provided for each lot in the subdivision. Mr. Powers will be living on the property also; the community will benefit from this type of development; the homes will generate taxes and will contribute to the school facilities; this development will increase the assessed value of other homes in the area. The proposed density will be less than the developed density pattern in the area. This property is in the Waverly School Area which can accept additional children. PUBLIC HEARING CLOSED It was noted that the Environmental Impact Report was certified as adequate. Comm. Bishop commented that the area has been committed to subdivision development; he was concerned over the compatibility of the residential use with the cherry orchard; he felt that the subdivision should be required to construct a chain link fence around the development. The Commission requested Staff's recommendation again. Mr. Riddle said that staff's concern is over the lack of subdivision facilities. It is realized that the area is shown on the General Plan for suburban density; however, such a dense development should not be allowed on septic tank facilities; the County would probably have to come to the aid of the property owners in the future. Staff does not believe this development should take place without public water and sewers. Comm. Bishop said he has had a septic tank on his property since 1946 and has experienced no problems. Comm. Arnaudo said that based on testimony this evening, while the over-all subdivision appears to be quite well designed, he feels that the area will be eventually developed as a subdivision, however, at the present time, he feels this is premature. The Conservation Element indicates this as a study area. He is concerned over the lack of services; this proposal could be detrimental to the area. Mr. Wong concurred with the conditions recommended by the Development Committee. MOTION: Moved, seconded (Arnaudo-Berglund) to deny the subdivision proposal based on the statements in the staff report. Commissioners Bishop, Gillispie and Carroll voted no. Mr. Sanguinetti abstained. Mr. Locke absent. This motion did notap ss. MOTION: Moved, seconded (Bishop-Gillispie) and carried by a majority roll call vote to certify the Environmental Impact Report and recommend approval of the subdivision subject to the following supplemental conditions: (Comms. Arnaudo and Berglund voted no. Comm. Sanguinetti abstained; Comm. Locke absent) RECOMMENDED SUPPLEMENTAL CONDITIONS 1. All improvements shall be in conformance with the requirements of the County of San Joaquin.