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Recommendations Action It is recommended that the Planning Commission: 1. Deny Minor Subdivision Application No. MS-95-23 based on the inability to make the first two required findings for a Minor Subdivision. Findings 1. The proposed subdivision is consistent with the General Plan, any applicable Master Plan, Specific Plan, and Special Purpose Plan, and any other applicable plan adopted by the County. • This finding cannot be made because further parcelizatlon of agricultural acreage within the new community boundaries of New Jerusalem is not consistent with the Intent of the new community designation nor the purposes of the AU (Agriculture, Urban Reserve) zone classification. The purpose of the AU zone is to hold or preserve current agricultural uses without the potential of the more capital Intensive uses that could be established under the AG (General Agriculture) zone. The AU zone is intended to be used only until the required Master and Specific Plans for the new community are approved. These plans will establish the various urban zones consistent with the urban General Plan land use designations already in place. Additional subdivision within the new community prior to approval of the Master and Specific Plans will make it increasingly difficult to comprehensively plan the new community as required by the General Plan. 2. The design or improvement of the proposed subdivision is consistent with the General Plan and any applicable Specific Plan or Special Purpose Plan. • This finding cannot be made because the design and allowed improvements of Minor Subdivision No. MS-95-23 would permit development contrary to the intent of the General Plan and make it Increasingly difficult and unlikely that all of the parcels contained within the new community boundaries could be aggregated for the purposes of establishing a community-wide Master Plan for New Jerusalem. 3. The site is physically suitable for the type of development proposed. • This finding can be made as the site is flat, adjacent to water and roadways, and can be easily developed for additional homesites and various agricultural enterprises as permitted by the AU zone. 4. The site is physically suitable for the proposed density of development. • This finding can be made as there are no known physical constraints that would prohibit the development of the three proposed parcels. San Joaquin County MS-95-23/Cose Community Development Page 8