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Item No. 4 _ PC : 7-6-89 MS-89-72 Page 1 RECOMMENDATION It is recommended that the Planning Commission deny the Minor Subdivision based on the inability to make Finding No . 1 . FINDINGS 1 . The proposed map is not consistent with applicable General and Specific Plans because the proposal is contrary to the provisions of the AG-40 zone, which is the implementing zone for the General Plan. Specifically, the application does not meet the intent of provisions for creating a homesite parcel . The intent of the area exception in the AG-40 zone is to make it possible for a farmer to finance a new home on his farm. Because this 21 . 8-acre parcel is under Williamson Act contract , the minimum parcel size allowed is 10 acres rather than the usual 1% to 3 acres. Reducing the parcel to be financed from 21 . 8 acres to 10 acres will not affect the owner ' s ability to finance his new home. The proposal also is not consistent with the agricultural policy of the General Plan which discourages further fragmentation of agricultural land. There are no applicable Specific Plans . 2 . The design or improvement of the proposed division is not consistent with applicable General and Specific Plans because although the improvements meet the minimum standards con- tained in the General Plan, the design as reflected in the tentative map for a 10-acre homesite under the Williamson Act- only leaves an 11 . 8-acre parcel , which does not constitute a viable farming unit . 3 . The site is not physically suitable for the type of develop- ment because not all development requirements in the County Planning Title and not all minimum County standards are met . The AG-40 zone does not allow the proposed division because the proposal does not meet the intent of the AG-40 homesite area exception. 4 . The site is physically suitable for the proposed density of development because each lot is adequately sized to meet width and setback requirements. 5 . The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat because the Initial Study prepared for this project did not identify any rare or endangered species or habitats or other substantial , adverse environmental effects.