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Item No. 1 PC: &12-93 TA-93-3 Page 2 acre parcel in the same zone would not be allowed to create a homesite parcel (since, based on the General Plan density criterion, he would need 40 acres before division could take place). Thus, farmers who have large parcels are rewarded in terms of the number of homesite parcels allowed, while farmers with small parcels are penalized. On July 6, 1993, the Ordinance Review Subcommitee of the Planning Commission met to discuss the issue of homesite parcels in commercial agricultural areas. The comments of various agencies, groups, and individuals were reviewed and discussed by the Subcommittee. After assessing the problem, the Subcommittee unanimously agreed that there should be no division of agricultural property for the purpose of creating separate saleable homesite parcels. They did agree, however, that the creation of `temporary' homesite parcels for financing purposes only should be permitted. The proposed Text Amendment expresses these opinions. As worded, the proposed Text Amendment would permit the creation of a 'temporary' homesite parcel in the AG zone, regardless of the size of the original parcel. However, such a homesite parcel could not be sold separately from the remainder of the farm (i.e.,the remainder parcel') unless a commercial lender forecloses on either the remainder parcel or the homesite parcel. Once the loan on the homesite parcel is repaid, the owner would be required to merge the homesite parcel with the remainder parcel, thus reconstituting the original parcel. During the period in which the 'temporary' homesite parcel exists, the remainder parcel would remain a nonbuildable site for(primary) single-family dwellings. A note indicating these restrictions would be recorded with the parcel map. Homesite parcels created under these conditions would still be subject to the limitations imposed by the General Plan. For example, 9 there is an existing (primary) residence on the property and an additional dwelling is proposed to be constructed on a*temporary`homesite parcel,the General Plan density of one (primary) dwelling for each 20 acres could not be exceeded. The proposed Text Amendment also proposes to eliminate the creation of even 'temporary' 10-acre homesite parcels from property under Williamson Act contract. Under the current regulations, saleable 10-acre homesite parcels created from property under the Williamson Act are permitted. However, 'temporary' two-to five-acre homesite parcels created from Williamson Act property would be permitted by the proposed ordinance, provided such parcels also comply with the provisions of the Williamson Act. GENERAL PLAN CONSISTENCY: The proposed changes in the Development Title would affect properties with a General Agriculture designation on the General Plan. Since these changes would help to preserve agricultural lands and reduce the introduction of noncompatible uses in agricultural areas,they are considered to be consisitent with the Objectives, Policies, and Implementation Measures of the General Plan. ENVIRONMENTAL CONSIDERATIONS: The Environmental Initial Study prepared for the proposed Text Amendment concluded that the Text Amendment would not have a significant, adverse effect on the environment, nor a portential for any adverse effect, either individually or cumulatively, on wikJhfe resources. On this basis, a Negative Declaration and a California Department of Fish and Game Certificate of Fee Exemption have been prepared.