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V The General Plan provides for rural residential in rural communities,and recognizes existing rural residential development, such as Morada, in urban communities. The General Plan does not provide for new rural residential development in agricultural areas outside of communities. Growth Accommodation Policy No. 5 (General Plan Volume 1,Page IV-5) 5. Development shall be orderly and compact. The proposal does not appear to be consistent with this policy because the site is in an agricultural area and is not adjacent to other development. Growth Accommodation Policy No. 6(General Plan Volume 1, Page IV-5) 6. Development should occur on vacant lots within existing communities as"infill"before extending beyond the current developed areas of a community. The proposal does not appear to be consistent with this policy because adequate vacant residential lots exist in Tracy and will soon be available in the new town of Mountain House. Growth Accommodation Policy No. 8(General Plan Volume 1, Page IV-6) 8. Outside of communities(identified in Figure IV-1),existing industrial areas(which maybe expanded),Freeway Service areas,Commercial Recreation areas,and Truck Terminal areas, the General Plan Map land use designation shall be Agriculture or other open space designations. The proposal does not appear to be consistent with this policy because the proposal is located outside the identified areas and is not agriculture or other open space designation. Growth Accommodation Objective No. 3 (General Plan Volume 1,Page IV-4) 3. To minimize the effect on agricultural lands and other environmental resources while providing for orderly growth. The proposal does not appear to be consistent with this policy because the proposal would take approximately 100 acres out of agriculture and the site is surrounded by agricultural properties. Williamson Act The entire property is under Williamson Act Contract and a Notice of Nonrenewal has not been filed. The minimum lot size for parcels under contract is 10 acres. The potential underlying project,a zone reclassification to R-R and the submittal of a residential subdivision, would not be consistent with the Williamson Act. Old River/Northwest Tracy Specific Plan The Community Development Department is processing a Specific Plan for approximately 10,000 acres between Mountain House and Tracy. This property is located in area"B"of that Plan. The northeastern portion of Area`B", including this property, is located within the 100-year flood zone. All of the proposed land use alternatives for the Specific Plan showed this area in agriculture, largely because of the flood hazard. The Specific Plan process is still in the early stages. This proposal will be referred to the County's consultants for this project to be considered along with other comments from the public.