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UJ P/C 10-21-76 O ITEM NO. 10 ` X7,r SUBDIVISION MAP NO. 5-77-1 and PLANNED UNIT DEVELOPMENT NO. PUD-77-1 of LESTER GNEhON (c o Thomas Lucky) . PROPOSAL J ' �(} - The proposed development would consist of 17 lots, one of which contains an existing residence. A 50' public roa Gne ow Drive) would provide access to 13 of the lots, the remaining 4 would front on Shippee Lane. The pro- posed lots range in size from 1.24 acres to 1.54 acres, A storm drainage pond on Lot "A" would provide storm drainage. Water supply and sewage disposal would be by individual wells and septic tanks with leach fields. LAND USE - Property Size - The parcel contains 25. 24 acres. - Land Use - The subject property presently contains a walnut orchard and a single family residence. The surrounding area is predominantly residential east of State Route 99 with parcel sizes varying between 1� acre lots to � acre lots. Isolated larger parcels are farmed usually in tree crops. Immediately to the south of the subject parcel is a church. - Physical Condition - The Morada area is a flat level plain, the predominant soil is Stockton Abode Clay. A heavy imperious clay, this soil creates drainage problems in both surface and subsurface. This soil is best suited to vegetables and field crops. This impervious soil has caused problems with local drainage and sewage disposal by septic tank. - Surface streams drain to the southwest. At one time there were numerous parallel ephemeral streams draining the area, but residential and agricul- tural developments have obliterated them. The U.S . Army Corps of Engineers flood plain information indicates that this property would be subject to sheet flow during an intermediate regional flood (100 year flood) . - Zoning - The area is strip zoned 400' of C-2 (Community Commercial) and 300' of R-4 (Residential) along State Route 99. The area to the rear is zoned RA-20 (Residential Agriculture) . Three hundred feet (300' ) to the south the area is zoned I-PA (Interim Protected Agriculture) . - This property is being rezoned to RR-65 under Z-77-6. GENERAL PLAN - The Morada Area is designated for Rural Residential development by the San Joaquin County General Plan to 1995. The development policies of the Plan call for "maintaining a rural character, ""homesites of sufficient size to accommodate the desire for rural living and satisfy the applicable health requirements" and "adequate drainage. " REFERRALS AND REPLIES - U.S Army Corps of Engineers - Nel Yanaood stated (by phone) that this property would flood approcimately 2 ' in depth during a 100 year flood.