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Item No. 13 P/C 6-16-77 5-77-12 Page 3 DESIGN CONSIDERATIONS - The development will be served by a community water system with a 10,000 gallon above ground storage tank. The system will be supplied by one well with a back-up pump on another well. - Each lot in the development will provide sewage disposal by septic tank and leach field. - Each lot will provide its own internal drainage by flow to on-site drywells. Overall drainage will be via flow a retention basin. - The pond will be 60' X 400' X 2' and will accommodate volumes of 48,000 cubic feet. There is 166,400 square feet (3.82 acres) of surface to drain or 41,000 cubic feet. - Lot 1 is indicated as the future site of a 5 unit dwelling cluster. This will require a dwelling cluster application after the subdivision is approved. - Lot 2 has only 80' of street frontage. 100' of frontage is required in the RR -65 zone on cul-de-sacs. - Landscaping around the water tank and street trees should be provided for aesthetic reasons. This property is in the scenic corridor. - A fence should be constructed along Vernalis Road to prevent access and provide screening. ENVIRONMENTAL SETTING - The area surrounding the project site is mainly used as grazing land to the west of the I-580 freeway and intensively cultivated to the east. There is the Tracy Gold and Country Club near the property across Chrisman Road. - The General Plan .for development in the county designates the area for agricultural land uses except for some areas west of Chrisman Road which is designated Rural Residential. The County has maintained the area as an area of unique scenic quality with a Scenic Corridor zone. The State of California designates I-580 as a State Scenic Highway in this area. - The City and County of San Francisco maintains the Hetch-Hetchy Aqueduct which traverses this property. This land will be utilized as horse paths and riding area at the permission of the City and County of San Francisco if the project is implemented. - Both the California Water Project and U. S. Bureau of Reclamation project (Delta Mendota Canal) flow east of Interstate 5. - The City of Tracy is eight (8) miles north of the site. Jefferson School is located four (4) miles north. There is a fire station, rural store, restaurant and gas station located at the same location of Chrisman and Linne Roads. State Route 132 intersects with I-560 and Chrisman north of the site. - The soil type on the ;)roperty is Rincon gravelly clay loam best used for vegetables and field crops which has good soil drFinage characteristics. HISTORY - General Plan - During the recent General Plan amendment, the designation for this area, was changed from agriculture to rural residential. - Environmental Review Committee -- On September 1, 1976, the Environmental Review Committee required that an E.I.R. be prepared on this project. This decision was appealed to the Planning Commission.