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1� Analysis Background The project site consists of a total of 11.32 acres containing five parcels, which are currently in orchard. The surrounding land uses.include a residential subdivision (Castello Estates) to the north, agricultural to the south, agricultural and commercial to the east, and agricultural to the west. If the General Plan Amendment and Zone Reclassification are approved, the applicant would submit a Major Subdivision application to create approximately 18-22 residential lots on the project site. On January 15, 2002, the Board of Supervisors approved General Pian Amendment No. GP-01-2 and Zone Reclassification No. ZR-01-07 (Linne Estates). The project changed the General Plan and Zoning designations of 39.16 acres of property to the east and west of the subject property for this application from Rural Residential(RIR; R-R) to Very Low Density Residential (RNL; R-VL). Various studies were completed for the Linne Estates project prior to its approval. These included biological, groundwater, soils, traffic, and acoustic studies. When these studies were conducted, the parcels proposed for this application were included, since they are surrounded by the Linne Estates project. The Community Development Department reviewed these studies and prepared an Initial Study for this application. After considering all the data contained in the studies completed for the Linne Estates project, the Initial Study prepared for this project did not identify any significant negative impacts to the environment. Policy Considerations In order to recommend approval of a General Plan Amendment to the Board of Supervisors, the Planning Commission must determine that adoption of the General Plan Amendment will maintain internal consistency with the General Plan. • General Plan Locational Criteria The proposal to redesignate the project site to RNL is consistent with the General Plan Locational Criteria. The General Plan contains specific criteria for the location of RNL areas (V.1, p.IV-18). The criteria states that RNL areas-are"Appropriate in urban communities for large lot development, or within communities around sensitive natural resources, or on the fringe of urban areas." The project area is located in the unincorporated area within the urban community of Tracy and is located on the fringe of an urban area (less than one mile from the city limit of the City of Tracy). Therefore, the proposal is consistent with this General Pian policy. • General Plan Infrastructure Services Requirerhents The proposal to redesignate the project site from RIR to RNL is consistent with the General Plan Infrastructure Services Policies relative to the provisions of public services. The General Plan contains specific infrastructure requirements for wastewater treatment, water supply, and stormwater drainage. Wastewater Treatment: The San Joaquin County Public Works Department has stated that the County Service Area 44 wastewater treatment plant will need to be expanded to accommodate the proposed subdivision. According to the Department of Public Works, the expansion may take place at the time of approval of the Major Subdivision improvement plans, or other wastewatertreatment plant facilities shall be constructed as necessary. San Joaquin County GP-01-14, ZR-01-101Aurora Community Development Page 3