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Development Committee -2- GP-92-13 and ZR-92-16 GENERAL PLAN/ZONING CONSIDERATIONS: Prior to approving an application for a General Plan Amendment, the Planning Commission and the Board of Supervisors must determine that the internal consistency of the General Plan is maintained in the adoption of the Amendment. As indicated in the discussion below, the application, as it has been submitted, is not consistent with all General Plan policies. Therefore the necessary finding that the internal consistency of the General Plan is maintained in the adoption of the amendment can not be made. Industrial Development Policy #2 (b) (3) (B) states that General Industrial areas shall be "located in areas served by, or planned to be served by, a wastewater treatment plan, a water system, and a drainage system, all of which shall be public, unless only one parcel is involved outside of a community. " This application is being processed as an expansion of an existing industrial area located outside of a community. The existing industrial area is served by public water, wastewater treatment and drainage systems which, based on this General Plan policy, must be expanded to serve this area if it is to be designated as industrial. The applicant is proposing to develop General Industrial uses with individual wells, on-site septic tanks, and on-site drainage. Growth Accommodation Implementation #4 (b) states that "Urban zones shall be applied to areas planned for urban development only when those areas are needed for development and when services are or can be made available. Until that time, the areas shall be zoned Agriculture-Urban Reserve. " The rezoning application is requesting a change to General Industrial, which is considered an urban zone. The applicant is not proposing urban services, so therefore, the request is also inconsistent with this policy. In addition to the consistency finding required for approval, the General Plan includes an implementation measure which includes several criteria which should be considered by the Planning Commission and the Board of Supervisors during their review of an application for a General Plan 2010 Map Amendment. Two of these criteria are: (1) what physical, social, or economic factors exist that were not considered at the time of General Plan adoption and the evaluation of the proposal based on this new information; - No information has been submitted which indicates that there has been a change in any physical, social, or economic factors since the time of the General Plan adoption.